Loading...
HomeMy WebLinkAbout03122015 - packet City of Ukiah Design Review Board � '�� Thursday March 12, 2015 � '�� 3:00 p.m. Conference Room 3 The Design Review Board encourages applicants and/or their representatives to be available at the meeting to answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information. 1. CALL TO ORDER: UKIAH CIVIC CENTER, CONFERENCE ROOM #3 300 SEMINARY AVENUE, UKIAH 2. ROLL CALL: Members Liden, Thayer, Nicholson, Hawkes, and Morrow 3. CORRESPONDENCE: None. 4. APPROVAL OF MINUTES: The minutes from the March 03, 2015 meeting will be available at the April 9, 2015 meeting for review and approval. 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS: The City of Ukiah Design Review Board welcomes input from the audience. In order to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments. 6. NEW BUSINESS: A. (Revised) Gilbert Mixed Use Project, 676 South Orchard Avenue (File No.: 37): Review and recommendation to Planning Commission on a Site Development Permit for a mixed use development that would include the existing single-family home, modification and expansion of the existing garage which would be used for the commercial processing of wool, one food truck with outdoor seating, and modifications to the parking and landscaping at 676 South Orchard, APN 002-320-53. The Project also requires Planning Commission approval of a Major Use Permit to allow mixed residential and commercial use of the parcel. B. 7ared Hull Use Permit for Single Family Residence —Hillside Project, 315 7anix Drive (File No.: 707): Review and recommendation to Planning Commission on a Use Permit to construct a 1,997 square foot single family residence and 795 square foot attached garage at 315 Janix Drive, APN 001-040-73. The exterior would include earth tone painted stucco siding, a metal roof, and landscaping. The site is accessed by an existing private asphalt paved road. Since the property is located in the Hillside District, Planning Commission review and approval of a use permit is required for new construction. Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707) 463-6752 or (707)463-6207 to arrange accommodations. 7. MATTERS FROM THE BOARD: 8. MATTERS FROM STAFF: 9. SET NEXT MEETING: April 9, 2015 10. ADJOURNMENT: Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. Please call (707) 463-6752 or (707)463-6207 to arrange accommodations. 1 ITEM NO. 6A Community Development and Planning Department 300 Seminary Avenue Ukiah Ukiah, CA 95482 CZ ty Of planning�a cityofukiah.com (707)463-6203 2 3 DATE: March 12, 2015 4 5 TO: Design Review Board 6 7 FROM: Michelle Johnson, Assistant Planner 8 9 SUBJECT: Request for Review and Recommendation to Planning Commission on the 10 revisions for the Gilbert Mixed Use Site Development Permit 11 676 South Orchard Avenue, APN 002-320-53 12 File No.: Munis 37 13 14 15 REQUEST 16 17 Staff requests the Design Review Board review the proposed Site Development Permit for the 18 revisions of the Gilbert Mixed Use Project and provide a recommendation on the site layout, 19 design, and details of the Project to the Planning Commission. 20 21 PROJECT DESCRIPTION 22 23 An application has been received from the property owner, Matthew Gilbert, requesting 24 Planning Commission approval of a Use Permit and Site Development Permit to allow mixed 25 use development at 676 South Orchard Avenue, APN 002-320-53 (see attachments 1 and 3, 26 Revised Project Description and Revised Project Plans). The site is currently developed with 27 one single-family home and detached garage with covered concrete pad. The Project includes 28 the following: 29 30 ■ Use of the main building as a single-family home; 31 ■ Conversion of the garage to a wool mill (see revised project description); 32 ■ Conversion of the covered concrete pad to the south of the garage into an enclosed 33 expansion of the wool mill; 34 ■ Construction of an addition to the wool mill on the west elevation; 35 ■ Relocation of the existing cargo container to a location that complies with zoning 36 setbacks; 37 ■ Use of the existing cargo container to store products and materials associated with the 38 wool mill (see project description attachment 1; and photos attachment 4); 39 ■ Addition of one cargo container to provide additional storage for products and materials 40 associated with the wool mill (see project description attachment 1; and photos 41 attachment 4); Revisions Gilbert Mixed-Use Use Permit and Site Development 676 South Orchard Avenue/APN 002-320-53 March 12,2015 Design Review Board Meeting File No:Munis 37 1 1 ■ Operation of a food truck in the south portion of the parking lot/front yard with outdoor 2 seating; and 3 ■ Modifications to the parking area and landscaping, including striping to provide 8 4 standard parking spaces and one van accessible parking space. 5 6 The Project site includes mature trees. The preferred location of the cargo containers is under the 7 mature oak tree located on the north side of the parcel as shown on the site plan. Mr. Gilbert is a 8 registered professional forester. Mr. Gilbert identified four potential locations for the storage 9 containers and prepared an analysis of the benefits and limitations of each of the locations 10 proposed (see Project Description). 11 12 In order to allow the wool mill to be developed in phases as determined by financial resources 13 and demand, the Project includes a phasing plan as described on page 2 of the Project 14 Description. 15 16 A colors board will be available at the meeting. 17 18 The Design Review Board is required by the City Code to review and make a recommendation on 19 all Site Development Permit applications. 20 21 BACKGROUND 22 23 The site is currently developed with one single-family home and detached garage. The single- 24 family home may include a second kitchen or kitchen facilities. The site also includes a metal 25 cargo container that was placed on the site by the previous owner without the required planning 26 approvals and in a location that does not comply with the required side yard setback. 27 28 Prior to the purchase of the parcel by Mr. Gilbert and the proposed mixed use project, the site 29 was approved by the City for use as a single-family home with commercial office use located in 3o the main building. The office use was limited to a maximum of 400 square feet. 31 32 SETTING 33 34 The subject property is approximately '/2 acre and located on the west side of Orchard Avenue, 35 north of Gobbi Street. The parcel is surrounded by the following uses: 36 37 ■ North: Residential, a daycare/private school, and low intensity commercial uses 38 (primarily office) zoned Community Commercial (C1); 39 ■ South: Commercial uses, south of Gobbi Street the electric substation, church and 40 residential uses zoned Planned Development-Residential (PD-R) 41 ■ East: Various commercial uses, including restaurant, lodging and office zoned 42 Community Commercial (C1); and 43 ■ West: Mobile Home Park zoned High Density Residential (R3). 44 45 46 47 Revisions Gilbert Mixed-Use Use Permit and Site Development 676 South Orchard Avenue/APN 002-320-53 March 12,2015 Design Review Board Meeting File No:Munis 37 2 1 STAFF ANALYSIS 2 3 The Project plans and description have been routed to City departments and outside agencies 4 for review and comment. Comments received from City departments and outside agencies may 5 result in modifications to the Project. 6 7 General Plan: The General Plan land use designation of the parcel is Commercial. This land 8 use designation identifies lands where commerce and business may occur. Commercial lands 9 are more precisely defined through the uses allowed in the individual zoning districts (see 10 below). 11 12 Ukiah Municipal Airport Master Plan: The Project parcel is located within the boundaries of 13 the Ukiah Municipal Airport Master Plan and, therefore, subject to the compatibility requirements 14 of the applicable airport compatibility zone. The parcel is located in compatibility zone B-2 15 (Extended/Approach Departure) Infill. Below is a summary of the applicable B-2 Infill zone 16 requirements: 17 18 ■ Allowed Uses: single-family homes on an existing lot, low intensity manufacturing, low 19 intensity retail and office 20 ■ Maximum Density- Residential: 28 units per acre 21 ■ Maximum Density— Non-Residential: 90 people per acre for non-residential uses 22 ■ Minimum Open Land: 30% "open land" recommended, a includes parking lots and 23 landscaped areas 24 ■ Deed Notice: Recordation of an avigation easement or deed notice required 25 • Storage of Highly Flammable Materials: Limited to a maximum of 2,000 gallons per 26 parcel. 27 28 Zoning: The zoning of the subject property is Community Commercial (C1). The C1 zoning 29 district is intended to promote, and provide flexibility for commercial development, and to 30 encourage the establishment of community-wide commercial serving land uses. The C1 zoning 31 district is consistent with and implements the Commercial general plan land use designation. 32 33 The C1 zoning district allows mixed residential and commercial uses on one parcel when they 34 can be found to be compatible. Additionally, single-family homes are allowed with approval of a 35 Use Permit. The proposed food truck is considered an outdoor sales establishment. Outdoor 36 sales establishments for more than 30 days within a 12 month period require Planning 37 Commission approval of a Use Permit. The zoning ordinance does not include "wool mill" or 38 "wool processing" as a use. The use is similar to a machine shop or sign shop which are 39 allowed with approval of a Use Permit. 40 41 Parking, Access, and Circulation: The Project has frontage on Orchard Avenue. The 42 existing parking lot would be accessed via the existing 22-foot wide driveway. No changes 43 to the access are proposed. The parking area would be striped as shown on the revised 44 site plan in order to provide the required parking, including the accessible parking space 45 required for the proposed non-residential uses of the site. Up to four (4) on-street parking 46 are provided along the parcel frontage as shown on the site plan. 47 Revisions Gilbert Mixed-Use Use Permit and Site Development 676 South Orchard Avenue/APN 002-320-53 March 12,2015 Design Review Board Meeting File No:Munis 37 3 1 2 Vehicle Parking: The Project includes three different uses (single-family home, wool mill 3 with storage, and food truck). The parking required and provided for each of these uses is 4 provided below: 5 Parkin Requirement Parkin Required Parkin Provided Single-Family Home:2 onsite parking spaces 2 2 Wool Mill(processing,assembly,treatment,packaging and distribution): 1 parking space for each employee on the 6 maximum shift,plus required space for any office area,plus (4 for employees on max shift 4 a minimum of 2 spaces for customer parking plus one space plus 2 for customers) for each vehicle operated from or on the site. Wool Mill Storage:1 onsite parking space for each 2,500 sf 1 0 of warehouse/storage space Outdoor Sales Establishment:3 parking spaces minimum, additional parking spaces may be required as part of the 3 3 Use Permit depending upon the nature of the use Total Parking: 11 9 6 7 8 As shown in the table above, the Project does not provide the parking required for all of the 9 uses proposed for the site. Planning Commission has the authority to modify the parking 10 requirement through the discretionary review process provided a finding is made that there 11 is a unique circumstance related to the use of the property that would result in a reduced 12 parking demand. The zoning ordinance also allows 5 bike parking spaces to be provided in 13 lieu of one required vehicle parking space. 14 15 Bicycle Parking: 1 space for each 10 vehicle parking spaces is required. Based on 11 16 required vehicle parking spaces, 1 bike parking space is required. 17 18 Landscaping: The C1 zoning district includes landscaping standards. The parcel is 19 developed with a paved parking area and residential yard areas, rather than commercially 20 landscaped areas. The Project would be required to restripe the existing paved area to 21 provide the parking required by the zoning ordinance and to meet accessibility 22 requirements. The parking area would be required to provide fewer than 12 parking spaces; 23 therefore, the following landscaping requirements would apply to the Project: 24 25 ■ Landscaping shall be proportional to the building elevations. 26 ■ Landscape plantings shall be those which grow well in Ukiah's climate without 2� extensive irrigation. Native species are strongly encouraged. 28 ■ All landscape plantings shall be of sufficient size, health and intensity so that a viable 29 and mature appearance can be attained in a reasonably short amount of time. 30 ■ Deciduous trees shall constitute the majority of the trees proposed along the south 31 and west building exposures; non-deciduous street species shall be restricted to 32 areas that do not inhibit solar access. 33 ■ Parking lots shall have a perimeter planting strip with both trees and shrubs. 34 ■ Street trees may be placed on the property proposed for development instead of 35 within the public right of way if the location is approved by the city engineer, based 36 upon safety and maintenance factors. Revisions Gilbert Mixed-Use Use Permit and Site Development 676 South Orchard Avenue/APN 002-320-53 March 12,2015 Design Review Board Meeting File No:Munis 37 4 1 ■ All new developments shall include a landscaping coverage of twenty percent (20%) 2 of the gross area of the parcel, unless because of the small size of a parcel, such 3 coverage would be unreasonable. A minimum of fifty percent (50%) of the 4 landscaped area shall be dedicated to live plantings. 5 ■ Landscaping plans shall include an automatic irrigation system and lighting plan. 6 7 The Planning Commission has the authority to approve modifications to the landscaping 8 requirements based the size, scale, intensity, and location of the development project. 9 10 Lighting: Based on the Project description and plans, it does not appear that new lighting is 11 proposed. 12 13 Signage: The parcel includes an existing freestanding sign structure. The property owner 14 proposes to reuse this sign structure for the sign for the wool mill and the food truck as 15 shown in the revised Project Description (attachment 1). No other signs are proposed as 16 part of this project. The proposed dimensions and square footage of the signs are: 17 18 ■ Wool Mill Sign: approximately 16 sf(3-feet, 1-inch tall by 5-feet, 1-inch wide) 19 ■ Food Truck Sign: approximately 9.5 sf(1-foot, 4-inches tall by 7-feet, 2-inches wide) 20 21 Design Guidelines: The Project is located outside of the boundaries of the Downtown Design 22 District; therefore, the Project would be reviewed for compliance with the design guidelines that 23 apply to commercial projects outside of the Downtown Design District (see attachment 2). 24 These guidelines are intended to be applied in a fair and reasonable manner, taking into 25 consideration the size, configuration, and location of affected and surrounding parcels, as well 26 as the size scope, and purpose of the individual development projects. Since this is a mixed 27 use (residential, commercial, manufacturing/processing) project, staff requests the Design 28 Review Board determine the applicability of the Guidelines. 29 30 Site Development Permit: In order to approve a Site Development Permit, the following 31 findings are required to be made and supported by information included as part of the 32 application and public record. As part of its review of the proposed Project, staff requests the 33 DRB also consider the required findings. 34 35 1. The proposal is consistent with the goals, objectives, and policies of the City General 36 Plan. 37 38 2. The location, size, and intensity of the proposed project will not create a hazardous or 39 inconvenient vehicular or pedestrian traffic pattern. 40 41 3. The accessibility of off-street parking areas and the relation of parking areas with respect 42 to traffic on adjacent streets will not create a hazardous or inconvenient condition to 43 adjacent or surrounding uses. 44 45 4. Sufficient landscaped areas have been reserved for purposes of separating or screening 46 the proposed structure(s)from the street and adjoining building sites, and breaking up 47 and screening large expanses of paved areas. Revisions Gilbert Mixed-Use Use Permit and Site Development 676 South Orchard Avenue/APN 002-320-53 March 12,2015 Design Review Board Meeting File No:Munis 37 5 1 2 5. The proposed development will not restrict or cut out light and air on the property, or on 3 the property in the neighborhood; nor will it hinder the development or use of buildings in 4 the neighborhood, or impair the value thereof. 5 6 6. The improvement of any commercial or industrial structure will not have a substantial 7 detrimental impact on the character or value of an adjacent residential zoning district. 8 9 7. The proposed development will not excessively damage or destroy natural features, 10 including trees, shrubs, creeks, and the natural grade of the site. 11 12 8. There is sufficient variety, creativity, and articulation to the architecture and design of the 13 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external 14 appearance. 15 16 CONCLUSION 17 18 Staff requests the Design Review Board review the revisions to the proposed Project, including 19 the following: 20 21 ■ compatibility of the proposed uses related to the revisions on the proposed parking plan, 22 site plan, pedestrian and vehicle circulation, and adequacy of vehicle and bike parking; 23 ■ design of the proposed improvements, such as landscaping, building modifications and 24 additions, food truck, signage, and outdoor seating; and 25 ■ findings required for approval of a Site Development Permit; 26 27 and make a recommendation to the Planning Commission on the site layout and design. 28 29 ATTACHMENTS 30 31 1. Revised Project Description date stamped March 03, 2015 32 2. Design Guidelines for Projects located outside of the Downtown Design District 33 3. Revised Project Plans March 03, 2015 34 4. Photos 35 Revisions Gilbert Mixed-Use Use Permit and Site Development 676 South Orchard Avenue/APN 002-320-53 March 12,2015 Design Review Board Meeting File No:Munis 37 6 ����:�r���� �� � Use permit application for 676 S. Orchard Ave. " Project Descriptian: Our proposed use for 676 S. Orchard Ave. (APN 002320-53) will continue the existing mixed use I of the parcel. The approximately 1900 square foot house would remain residential, the garage,formerly used as commercial storage, would become a worsted wool mill, and a#ood truck would be parked in the parking lot. ; Presently the garage sits on a 40 foot by 40 foot cement slab. The northern half of the slab is a 2Q foot by 40 foot(800 square feet) endosed garage. The southern half is a 20 foot by 40 foat(800 square feet) is an attached covered(but not enclased with walls) shop area. We propose the rebuilding and expansion of the garage so that it is one contiguous roughly 2080 square foot shop building. It is proposed to keep the existing 40 foot long and 8 foot wide shipping container and add one 20 foat long arrd 8 foot wide shipping container next to it(where the previous landawner had one)for storage. They are in the back of the lot and, partially obscured from view by the tree which overhangs them and will be further obscured as the landscaping along the fence line matures. Tabie 1-Square Footage Details BuildingjUse approximat� Approximate Square Footage Dimensions Existing Enclosed Garage 20 feet by 40 feet 800 square feet Enclose Existing Unenclosed Shop Area 20 feet by 40 feet 80Q square feet New Construction 40 feet by 12 feet 480 square feet Total Woai Mill Buifding 40 feet by 52 feet 2080 square feet Existing Shipping Container 40 feet by 8 feet each 320 square feet New Shipping Container 20 feet by 8 feet 160 square feet Tatal Woa1 Mili Shipping Con#ainers - 48(1 square#eet Totel Wool MiD 5quare�ootage - 2560 square feet 1 ' MA� � � 2015 ! 1 ���'�'��`ITk��A&t �3LTII,LIIN�:/�'I,�,N1YT2�t.lA�}��it � Phasing Plan: ' We intend to complete all of the construction promptly and install the second shipping container when necessary, probably in several years. Budgeting considerations however might necessitate that we postpone the construction for a time. Use/Building ' Phase'1 Phase 2 Phase� Total Approximate �i Approxim�te Approximate sguare f�otage square footage i square footage ' Square footage Single-family home 1,900 sf - - 1,900 sf Existing enclosed garage 800 sf - - 800 sf Use existing unenclosed shop area (1) 80Q sf - - 800 sf Enclose Existing Unenclosed Shop Area - 800 sf(2) - �Z) Addition to Woo) Mil) _ 480 sf - 480 sf Building First Shipping Container 320 sf - - 320 sf Second Shipping Container - m 1f0 sf 150 s� Foad Truck with outdoor 224 sf truck tables plus tables (2) �3� �3� 224 sf Total 4,044 sf 48Q sf 160 sf 4684 sf 1. During phase one,the activities that will occur in the unenclosed shop area will primarily be sorting of materials. This does not create any appreciable noise or smells. 2. This is existing square footage that is being enclosed, not new/additional square foatage for the use. 3. Actual timing(phase)of the food truck is dependent upon Building Code, Fire Code,and Environmental Nealth requirements and costs and improvements required for compliance. ' The existing space is unsuitable for employees to work in primarily because it lacks a handicapped accessible bathroom. Until construction is complete (Phase 2) all work in the mill will be done by the mill owners. 2 ' Operational Details—Wool Mill. A warsted wool mill like this processes raw sheep wool and other animal fibers(Ilama, alpaca, ' etc.) into useable produets like batting,sliver, roving,combed top and yarn. These processes include: • Scouring—Washing the raw wool or other fiber in hot soapy water to remove the kanolin and d i rt. : • Drying—Putting the freshlyscoured wool on racks with warm air flowing across them to dry. • Carding—Clean wool is put through the carder. The drum on the carder is clothed with wire bristles like the bristles on a dag brush.-These lay all the fibers parailel and make the sliver or batting. When the fiber being taken off of the carder is bunched together into an untwisted rope, it is sliver. When the fiber is layered into a wide mat, it becomes batting. • Pindrafting—The pindrafter further aligns the fibers and stretches the sliver to make roving. • Combing—By using a machine called a French comb to produce combed top, 100%of the organic debris (such as chaff and pieces of grass) and short fibers are removed.The fibers are aligned perfectly parallel to each other.This process is often optional but is necessary to produce fine gauge, consistent yarns. Based on a discussion with C&S Waste Solution, because this organic debris will be intermixed with short wool fibers it needs to be disposed of in the garbage. There will be small enough quantities that a standard garbage can will be adequate for disposal. � Spinning—A single ply yarn is made by the spinner which takes either raving or combed top, stretches it tn the desired yards per pound and twists it into a single ply yarn. This is generally not a saleable product because it is not strong enough. • Plying/Twisting—A plied yarn is made by twisting two or more single ply yarns together. It is done in such a way that the twist on the singles counteracts exactly the way the singles are twisted together so the yarn will not untwist itself during use. When a single ply yarn and a plied yarn have the same weight„the plied yarn is stronger and more even. • Winding-The yarn is then wound into a skein (on a skein winder) or cone (on a cane winder) for the customer. Hand weavers and knitters will want their yarn put into a skein as this lets them better feel the yarn and its qualities. Those who use greater quantities of yarn will want their yarns on cones because it is more convenient for dealing with large quantities of yarn. 3 : i Though the mill will likely focus an producing yarn, it will wholesale any and all of the products it : is capable of praducing(there wiil be na onsite retail). It wilf also contract with other individuals and entities to process their fiber into yarn or one of the interrnediate products. What products are in highest demand and each machines capacitywill dictate how rnany hours each machine operates each day. Probably all the machines will;not operate simultaneously. The noise generated by mill will probably be comparable to that of a machine shop with nearly all the noise from machinery within the building. Noise should rarely be perceptible anywhere beyond the property line. Based on discussions with people who have similar operations,the two loudest pieces of equipment will be the carder and the pindrafter which can be heard from 30 and SO feet away respectively. Please see the attached Noise Impact Area and Surrounding Uses map for details on how this noise will impact the surrounding areas. Delivery of purchased raw materials will occur irregularly, primarily during the spring. On average it will iikely occur several times a month and wi►1 involve pickup,car,ar van-sized vehides.There will be no need for semi-truck access for loading or unloading of supplies ar product. Standard sized packages are burlap sacks of wool that weigh several hundred pounds and can be maneuvered by two people by hand,ar ane person with a hand truck. Loading of finished praduct for delivery will occur more frequently and in smaller batches probably into vehicles such as passenger cars, pickups or vans. Both loading and unloading can occur during off peak hours when there are vacant mill parking spaces. Most customers wha contract with the mill will probably to ship their raw material to and from the mill. Some, however,will preferto deliver it in their own vehicles. Because most of these people are employed,they will generally come when they aren't working such as the evenings ar weekends. These times coincide with off-peak times when mill parking spaces are expected ta be available. We expect about 30 people per year to drop off and/or pick up their raw materials or ordered products, mostly in the spring and summer. Haurs of operations might eventually include two shifts between the hours of 5 AM and 10 PM with the potential from some Saturday work between 9:OOam and S:OOpm. The room where most of the equipment will be located will have no west facing windows,and since we do nat expect the noise from operating equipment to be heard by the neighbors, operations here are not expected to impact the neighbors. The only west facing window will be in the scouring room,which is not likely to be used at night. If nighttime use does occur,this window will be covered up as necessary to keep interior lights from impacting the neighbors. There will not be significant noise generated in the scouring room. A shift with the mill running at maximum capacity is expected to have 3-4 employees. The mill will be a wholesale facility and will not have customer access except for dropping off raw fiber and picking up processed products. The two proposed shipping containers will store raw woal,fibers and unsold finished praducts. 4 ' Operational Details—Food Truck The food truckwill be a mobile truck or trailer with maximum exterior dimensions af 28 ft. long, 8 ft.wide and 12 ft.tall. Here are three examples of whaf it could lonk like. R. '��#'��'��r�t�`��. : ��a�� � �"a;.i,a a�w�:. ai ��� �� a� .u� `�..�n�.z�.� � i a � ����at�. e w �x . �� �� � ���: � � � ��p� s,�( � t; ' �4�, ��*��a „.. ..�� � � � r . ��, .,' i���.,r alu;ar`,e'�br,.� ���5',� s. t� , ..��.� 4rJA.��� �� "a �� � ,,.w..�,.., �xec ., r �,. ,q�.5 l.rn.�, , � � � � h�. �� �� �� � � -. g�i y t �"-..wr;;., 5 ,� ; � $ � � � ; . . ;< � � � � � � � �, � _ ��; ., �4 ��,. � ,... n � �. �,r<�^ , � � � , _ ��)i�I�4(V��"����,��' I � � . � ���- � I . �� ���� , �,�;" .,� � � � r �,Y, ys ,w ' �'�g„ �� �'.:�„: , • The restroom in the wool mill will be availabie for empfoyees and operators of the Foad Truck. • In arder to keep the parking lot and street clean,a minimum of 5 ft. of the lawn area will be covered with gravel, decomposed granite, pavers,or some similar material that will keep the tires from becoming muddy. • Hours of operation will be limited to 7:00 AM (or sunrise,whichever is later)to 7:00 PM (or sunset,whichever is earlierj, 7 days per week. • The mobile truck or trailer will need to be serviced before each day of operation at an off site commissary. • As mapped on the site plan,the flow of traffic in the parking lot and the pedestrian area in front of the food truck will be separated by two galvanized metal planters on either side of the handicapped accessible path of travel. Each will be a minimum of 8 feet lang, have a minimum of 3000 pounds of rock in the bottom and a minimum of 8 inches of soil planted with ornamental plants on top ofthe rock. The barrier and overall look of the planters will 5 mesh well with the fa�ade style and will add a decorative space while effectively blocking errant cars from the area designed for food truck customers. These planters will provide far more protection to pedestrians that can be found in similar recently approved projects in ' Ukiah such as the Home Depo food truck(that lacks any barrier between the serving area ' and the driveway) and the outside eating area in front af Petrona (which lacks any barrier ' substantial enough to stop an errant car from the immediately adjacent lane of traffie). ' • The food truck is a big vehicle, but because maneuvering into position will occur off of the street, it is not expected to impact the flow of traffic on Orchard Avenue. Details—Parking Lot • The parking lot will provide 8 parking spaces(one of which is van accessibie) and a minimum of 6 bicyde parking spaces. 2 will be available for the single family residence,3 for food truck customers and 4 for mill employees with 5 of the bicycie parking spaces counting as one parking spot. • Wheel stops will be maintained on the property line to keep people from driving into the neighbor's parking lot. Landscape Plan: Please see the landscape plan map to see the details of the existing landscape. Except for the addition of 2-8 foot planters, no changes are proposed. 6 Table 2-Tree Details Map Key Species DBH Comments ' 6 A Liquid Amber 19 in. 6 B Liquid Amber 23 in. 7 C Magnolia 7 in. Has multiple stems. 11 D Cypress Tree 19 in. 11 E Cypress Tree 16 in. 13 F English Walnut 14 in. There is significant rot present in the trunk. 13 G English Walnut 11 in. There is some rot present and it is (acking a complete crown. 13 H English Walnut 9 in. Growing through the fence. 14 I Plum 11 in. 15 J Gravenstein Apple 13 in. Lower stem is hollow. 16 K Valley Oak 11 in. 16 L Valley Oak 25 in. 24 M Black Walnut 12 in. There is extensive rot through the stem and it lacks a full crown. If it becomes a safety hazard it will be removed and replaced with a deciduous fruit tree. Lighting Plan: ! No changes to the exterior lighting are proposed. Grading Plan and Site Contours: No grading is proposed: Elevation change on the whole property is 2-3 ft. 7 ' Single Family Residence: No changes are proposed with regard to the existing 1900 square foot single family residence. It is nat proposed to include it as part of the wool mill's operations. Figure 1-Single Family Residence Floor Plan F IKitthen Dining Room T 0 �ivi�g Room I � p .� _� o r __ Stairs 1 __ __ Pantry/Guestroom � Porch �__Sta i rs � � Stairs 5 i °' ' 0 I " Stairs F w H�a� � ' ILaundry f Laundry Room �hute� � -- I 0 j r library(Gueskroom eathroom ___ _______ .._._.._ Nook 1 Countec toilet Shower Stairs ' F Hallway .......�_.__� I _ .(.Laundrychute Closet Cup ' O boards ' �Shower ��Bookshelf � � 1 w Bedraom ( ~ � ` � r � v � � Bedroom o � ( � .n o o � I � � I � 2 1 I 8 Shipping Container Discussion: ', We propose the use of two shipping containers for storage (the existing 8 foot by 40 foot container and a new 8 foot by 20 foot container)placed in the northwest corner of the property as , mapped on the site plan. In choosing a location for them,we were carefui to consider all potentiai impacts to the area, surraunding uses, aesthetic quality af the area,the trees tney are beneath, and that ' they fulfil their intended purpase. These containers are needed because we hope to operate the wool mill using primarily the seasonally available local fibers. in order to accomplish thisgoal, it is necessary to have cost effective on-site storage facilities. We could accomplish this in one of two ways,building a bigger building or ' using the existing shipping container and adding a second for sufficient capacity. Building a bigger building is not eeanomically feasible, so using the two shipping containers is proposed. We have identified four possible locations(which are mapped below} and will discuss each option in turn. The Preferred Option: This location is north of the mill along the narth property fine 10 feet from the rear property line as mapped below. (Note,we propase maving the existing shipping container east approximately 5 feet from its current location which is approximately 5 feet from the rear property line). One of the plan submitters is a Registered Professional Forester(RPF), license#2972. As such, the state of California deems him qualified to manage trees and forests. He has designed the placement of these containers in a way that will have minimal impact on the mature oak trees they are beneath. There are two ways that a container could potentially negatively impact the trees roots beneath it. The first is that by disrupting natural airflow to the surface af the soil,the soil will become anaerobic, changing the balance of soil organisms within it and retarding root growth. The second isthat any soil compactian,though unlikely to damage a mature root, might rnake it harder for new roots to penetrate the soil. It is proposed to lift the container 4-6 inches by placing a treated board, partially buried railroad tie or cement piers under each end of the container. This will allaw air to circulate ensuring the ' health of the soil beneath and reducing any potential zone of compaction to a negligible area. Furthermore, although silt loam soil such as this is not prone to compaction, a truck big enough to deliver shipping containers has a high ground pressure and will only deliver or move the shipping containers when the soil is not saturated to limit the soil compaction that could occur. The reasons this location might be chosen are; • It does not impact the other uses on the parcel at all. • Though underneath the drip line of the oak trees, if done as proposed, installing the ' containers will have no significant impact on the soil or roots. ' • A truck could easily move and deliver shipping containers to this location so no tractor will be needed to drag them which will reduce the risk to the building and trees. ' 9 • The containers are well away from the parking lot and will not be readily visible from the ' street. As the proposed vegetation rnatures,what little visibility there is will be greatly reduced. � It is a convenient location which will weil serve its intended purpose. The reasons that this location might not be chosen are: • It is possible that soil compaction cauld be caused by the truck defivering and moving the ' shipping container. This can and will be mitigated by only having shipping containers delivered or moved when the soil is not saturated. We have chosen this alternative because it is the option that has the least overall impact on the site and existing vegetation and because it best serves its intended purpa�e. Option 1: This location is immediately sauth of the single family residence as mapped below. The reason this location might be chosen is; • This location places the containers away from the mature oak trees and would therefore have na impact on them. The reasons that this location might not be chosen are: • It is located a long distance away from the mill building where the material will be used so it would be extremely inconvenient. • It is in close proximity ta the residence in part of the back yard that is expected to be used for residential purposes and will therefore have a negative impact on that use af the parcel. • It is taller than the fence in front of it so it would negatively impact the aesthetics as observed in the front of the house. • The two most feasible ways to get the container there would be to remove a mature magnolia tree and two fences so that a truck could back over the sidewalk and lawn, or to ' drag it with a tractor around the back of the mill building which would run the risk of ' damaging several trees trunks and root systems. ' We have rejected this location because the containers located there would poorly serve their intended purpose and the negative impacts are significant. 10 Qption 2: This location is immediately west of the mill building as mapped below. The reasons this locatian might be chosen are; • This location places the containers mostly away from the mature oak trees and would therefore have little direct impact on them. • It is close enough to the mill building that it would be somewhat practical for the storage af woal. • It would be nearly completely hidden from the front of the property. The reasons that this location might not be chosen are: • It would require the removal of much of the crowns on the walnut trees. • The only feasible way of getting it there would be to drag it with a tractor,which would put the building,the trees, and the roots that are near the surface at risk. • It would be visible from all parts af the backyard and would have a negative impact on the residential uses of the backyard. • This locatian is where the grease trap is to be located so an alternate location for it would need to be found. All other locatians for the grease trap are further from the sinks and plumbing which would cause design challenges. We have rejected this location because the cantainers located there would negatively impact the site design,fhe residential use of the parcel and because there is no clear evidence that it would have less impact than the preferred alternative. Option 3: This location is north of the mill along the north property line within a few feet of the parking lot as mapped below. The reasons this location might be chasen are; • It does not impact the other uses on the parcel at aIL • Though underneath the dripline of the oak trees, if done properly installing the containers will have no significant impact on the soil and roots. • A truck could easily move and deliver shipping cantainers ta this location so no tractor will be needed to drag them which reduces the risks to the buildings and trees. 11 ' • It is a location which,though not as convenient as the preferred option, would serve its intended purpose. The reasons that this location might not be chosen are: • With the container being in close proximity to the parking lot, it would be much more visible from the parking lot and street and reduce the aesthetic quality of the area. • Approximately the sarne amount of ground under the mature oak tree is impacted by the shipping container as compared to the preferred alternative so there is no apparent ' reduction in impacts. ' We have rejected this location because when compared to the preferred alternative there is no ' clear benefit, it would be much mare visible from the street and would have significant impacts on the aesthetic quality af the area. , igure 2-Container Qptions Considered ' ;��t� n��r�������t��e���� � � '� � `e���s` S� a �a� � i ����4`�����,,����c��ie k����sa�s`��r�e�i`�"?�\}�sak�l"��c� �. k ���gy� �� ��{���11?•��.,Y ������,��s�:�s���}5�S�S 4�t'���3 �i�,R 2.*��1'�k����t�'YY�,x,��i�t t,�1 �ptian� � ��r�����k`����a��,��'��� � ���,r�t�'�e'�����iti�?���`�a`��,?�L4` Fre#ered�lftern�tnte ' ����������� ���,���,,`� �� � � � �Y�'��a��s���������`���t����`�� x��������� � � . ,� , ��, � � �� � � � �����;�����,�,������ �'�w��`��v��f���'`�a;'��`�''���� . 1'4...,., a.l`3� h'i`2�' '\`�+l`?� �`„ ��� .�t 5.-�,.��������3ry���M�,.����fi�`�S y � ��k� I � v!��l c�"�'�`��``�� �����`� i � � ��������� ����a������� \i,�, '� "av�," �.3 !� �� ;�y���s���,� �^�c���k�,i'"��i � � � �Q�t��I�� � °� �� ;� sa�t���`��� ������� �' � II�:L��„Ldi�� l�,.tY�"�?��"j��' y�"� i0 tion� �3 _ FO [� �`�tYl1��'r�,�'�� ����s������� ���������`��z� P i 1 ������� ����� ` ' I ��������� � a���,� ,# ,�.. � w�� '. ���,�t�s�� ������� � �.�a �� 1� �,.,:. �2�}������a`��� ���t���� s R � � i �� � � ���'���� ����u �s � Sit��le Famil�Re�ide �e �����E������y� ��,���� � � ���������� � ����,�� � � ��i���� �� ����� �<z � �{���f������ ���} � � � ��'���y�������s������t t� �� .,�� ��3�t����� � ����� $t � �� � ��a������ � � � � �������1 � ���.�°_ . � " �'`�,�� �a � t,�s3s a �s�t'�si���'*`�xra�F"�� q'�' �� �. �'r.,Y�����.<��� ��c1,+�x7a�tF��.� �. �`���q�k�',����a�'3��,A a { � i� . .. ' "S��r,��`s q,'`,'r"xi':��CS }�'4,1 .5 �� �;��' � � b�r,._.,t'���"'" k >'��'tj�a��`��,�"�",�"`'F"� �! 3 �x ��� t �Optian 'i� ����,',��, ���������'��s�t� �� �`��..���`"t':,g�-u.�3tti.� ��`{�aY `5�z`� 4 i�'at�`il.{�y�'i�����.3 � } : � v��'�,�`tj'�t�i.\ �`Ytl?� '� � t � �;���'�„�.��`�l� �"�s. �:�t�t ������ �' �� �. �. l� 4 Y � �nN �i�N `�d jt.,� ' � �:..���':yti 2;�"^ { a�h�,3� �,����'�:��{�y� �,Y'�,,,... . t`*t .C'�>,Y,.,k. K .... .. .. . �� 5 ' . ���44 . L��t o �a 20 �a �r��� aat�: �.��.��r� °���` '�.��(� .AtFdistsneessxd�o�at�ousarer�asedaaAexiadPka�, wkfc� F��t I i i i I i i i I rasy cv�asy�aofbe precfse. See sit�p�'8k,¢br�arec�se 3acsY�oks S� ��Cs 12 � Food Truck�ocation Discussion: To ensure that we chose the best possible location we considered the two apparent options. The preferred aption is mapped on both the site plan and the Food Truck Options Considered map below. The Alternate Option is mapped only on the Foad Truck tJptions Considered Map below. ' The Preferred Option ' This Iocation is located between the mailbox and the house with its tongitudinal axis oriented roughly east-west. ' The reasons this Iocation might be chosen are; • It makes use of a preexisting hard surface suitable for handicapped access avoiding the need for building a new sidewalk. • It makes minimal use of the existing lawn so that it can be a pleasant place to eat. The reason this location might not be chosen is; • Customers are standing between the food truck and the driveway. However,the risk to pedestrians has been mitigated by moving the food truck partial onto the lawn so there is mare space, and installing planter boxes that will keep pedestrians from inadvertently stepping into the driveway. The Alternate Option This location is located between the mailbox and the hause with its longitudinal axis oriented roughly north-south. The reasan this location might be chosen is; • It moves the food truck and those ordering well away from the driveway. The reasons this location might not be chosen are; • A large portion of the lawn would be occupied by the food truck reducing the ability to ' provide space to eat a mea) while enjoying pleasant landscaping. ' • The picnic table wauld by necessity be moved further south closer to the residence's oniy ground level windows increasing the impact that the food truck use would have on the residential use. • Without building a new portion of sidewalk, access to the food truck would only be possible by walking across the portion of the lawn that has exposed roots which would pose a tripping hazard. Installing a sidewalk would cause extensive damage to the Iiquid amber's root system. ' 13 x � � � ; ; ; � After considering this option we have rejected it because the preferred option makes better use ; of the existing'infrastructure, impacts the residential use less and provides a more enjoyable ' spac�to eat. � ; ; Figure 3-Foad Truck Options Gonsidered � e � ,� � � �b ����47`�"�`�'ZS1`Yis�'fiiR"'.'};n, �'�.r.��.�.::, k �. , „ F ��„ ,��{ " . t ����., -�y�.,k'n . , .,r'c.".,en„a � � � a ., ,.. 4� �a�: 3 ' ' .,. � '. � ��u na t s v,s,=v�' � j s * � � a a " � a ; � a"' y`�`"'"; ��,3 t� �� a � ... � ,� h �� . ; ,:� °° ," .. ,�.: �, . � , �' `. t� . ' . q � ������: � � � �t ���N � �� �� ".� � � ,y u �. '�y;�'a� 't ' i k ,:;� � � ' r ,• �.� � , r��'���,tie*�. � �� �. �" 5,��`�� h. , i � s o,� �G�� # � .F'.y.}�.t � �����,� �� �� �� � � � � ��� �� �� ;.� � �������`� � � �:� �����ri'��r� _ � � � � Singie �amify Re�idenc� ��'�,' ������� Legend � ������� ; �4������ ���s . ����'+�ExisCin F�noe � � "�� Tree canony � So���e��E�s' C� �#t C � G�� E d,E rt,s G o.gr , i�s; � � � �. � ^GN�ES�§�b C� : �GS G n� p i�g, ' xic�, G� 1Gi?, Q Pro�erty l.ine `y �,9�W�s5 o cl � . t ,ti, �s r� � �� � 2Q a'{�,�YI71� [llltLj. qr`,�t4I�,�O]� .-[U distmrees nnAlueniioizs are Gasc�d sii/�� � � 14-0��•'H� 1.G�� ��@t� I i� 1 �, I 1 ( � � �rr.Icr�irtl Nlvtiin,n^birh�i�u�p o��nzrrP rrot lae�atrris��; � �..�' B�' t�l�'G s Multiple Use Discussion: This plan proposes three separate uses for this parcel,a single family residence,a commercial manufacturing facility, and an outdoor food truck. All three uses,though occurring in ciose proximity to each other can occur simultaneausly without degrading each other. This is meant to be a discussion of the spatial distributian of these uses and what impacts each use might have on the athers. The residential parts of the property are the single family residence,the portion of the backyard to the south of the mill building and residence, and to a lesser extent,the front yard. The privacy of the backyard is protected by the design of the mill building. The windows on the southern wall are designed to be big enough to allow light entry, but high enough to bar mill employees of casually looking into the backyard. Front yards in general certainly have many residential uses. This particular front yard however fronts a busy street with much pedestrian and vehicular traffic which severely limits its uses. If a resident wanted to enjoy a pleasant environment, host a party, or children wanted to play,the front yard would not be suitable. The only presently suitable use for the front yard of which the plan 14 � Details—Sign: It is proposed to allow for the continued use of the existing 8 foot tall and 8 foot wide sign frame for both the wool mill and the food trucK sign, The actual1ayout of the Food truck sign is unknown since we da nat yet know who the vendor will be. The actual details of the food truck sign will be subject to a subsequent city permit. Please see below for a diagram details on the sign details. Figure 4—Sign ot�► '1�'ru+iG 1;�, ' I-I��r'+� ' �. , - . ��; 4' _ j i * y,l '��{I1�1/7n V1i" Y VY lJ�� C:J ��I3�R inc. a Famfly Mill �r� �� , �l�.� � � , � r � q„. �,, ���,,��� ���`�1 , � � � � U e�M ��5`�m s„,. � e'�` .,�at�z.��Z;��.,�. .. �. �' � 626 e�outP� ��Y�ci.d�aa.,u�c �707)9ZQ-9144 � �..._.. __. -`r. � . 16 j ATTACHMENT # ` City of Ukiah - Gammercial Development Design Guidelines Project`Review Checklist ' CCIMMERCIAL PROJECTS OUTSIDE DOWNTOWN DESIGN DISTRICT The following Checklist is-intended to assist developers, staff, policy boards and the pubiic in determining,project cansistency with the Commercial Developmenf Design Guidelines. Please refer to the Guidelines for the full text and illustrations� as the Checklist does nat supersede ar substitute far the Guidelines. The informatian in parentheses pravides examples of ways to achieve the desired`effects, recognizing that it is impossible to reduce the art and practice of design into a cheeklist of individual'elements. "Architects, project designers and applicants are expected to make a strong and sincere effort to comply with the Guidelines-and cantribute ta-the -improvement of the City's physical image. Project applicants, with the assistance of their architect and building designees,are expected to put farth a convincing and creative effort when planning development and designing buildings." (Guidelines, page 1). Discussion of Desiqn Elemen'Es. Applicants are requested to discuss the following issues in their praject application submittal, or the application may be deemed incomplete, . 1. How does the project design contribute to the improvement of the City's physical image? How does the project exhibit creativity? 2. What architectural style(s}/period is represented by the project design; if any? 3. After completing the checklist below, explain haw the project complies with the various factors below. 4. Are any of the criteria below not met? If sa, why nat? GOMMERGIAL PROIECTS OUTSIDE DOWNTOWN DESIGN DISTRICT Yes No N jA Yes-consistent;No-Not consistent ar mare inforrnatian needed;NJA-not applicable Site features(p. 19) ❑ ❑ ❑ Site design is compatible with the natural environment, and incorparates the major existing features ftrees,landscaping, city creeks,riparian habitat,Jotshape,size,relptionship to surrounding areaJ. ' Caordination(p.20� ❑ ❑ ❑ Facilities are shared and coordinated with adjacent praperties, ❑ ❑ ❑ Setbacks are compatible with character of adjacent frontages. � � � Setbacks are minimized to enhance the pedestrian enviranment. 1 ATTACHMENT#` COMMERCIAL PR0IECTS OUTSICIE DOWNTOWIV DESIGN DISTRICT Yes No NJA Yes-consistent;No-Not consistent or mnre inforr»ation needed;NJA=not applicable Pedestrian access(p.19 j ❑ ❑ ❑ Site has pedestrian orientation,consisfient with uses,design and architecture. ❑ ❑ ❑ Pedestrian elements are attractive and functional (walkways link parking to building entrances and ather watkways; planters, street furniture, outdoor seating, pedestrian oriented signs,low level lighting providedJ. � � � " Parking areas with 12 or more stalfs:defined sidewalk or marked pedestrian facilities in landscaped areas or separated from traffic lanes required. Parking lots(p.22) ❑ ❑ ❑ Decrease visua) prominence and reduce heat island effect (locate beh+nd buildings, divtde into smaller lats, avoid large unbroken expanses of paving; emphasize screening, shading, landscaping). ; landscaping{p. 22) ❑ ❑ ❑ Scale and nature af landscape materials is apprapriate to the site and structures. ❑ ❑ ❑ 20% af gross lot area landscaped j 50% live plantings; Jandscape redevelopment or reuse;projects to extent feasibte (Plants are of type, spacing and sizing to reach maturity within`reasonable time. Nardy, drought tolerant, low maintenance species adapted to tlkiph climate are emphasized, parking lots trees also withstand heat,pol/utants. Deciduaus trees used on soath and west. Automatic irrigation required for new commerc+a(development. Street trees selected from Ukiah MasterTree List/plantingsperStandard Planning Detail requ+red on private lot or public right of way.) ❑ ❑ ❑ Parking areas with 12 or more stalls: 1 tree per 4 stalls within continuaus linear strips. Perimeter planting strips use trees and shrubs. Focus on deciduous trees achieving 50% shading within 10 years. ❑ ❑ ❑ Parking lots generally: Perimeter planting strips,Street trees selected fram Ukiah Master Tree List required. Signs{p.21) ❑ ❑ ❑ Signs are compatible with architectural character of buildings (signage does not dominate site, uses compatible colors and material,lighting is restrained and harmonious,sandwich boards are creative/subdued color/m+n+mal copyJ. I.ighting(p.20) ❑ ❑ ❑ �ighfing harmonizes with site, building design, architecture and landscaping (Ifghting form,functian, character,fixture styles, design and placement,�lighting doe� not interfere with pedestrian mavement). Energy conservation(p.21) ❑ ❑ ❑ Active and passive solar and ather renewable energy design and devices are used (building orientation, landscaping, lighting, heating and cooling, photnvoltaic system-ready or installed J. ❑ ❑ ❑ Devices are unabtrusive and complement design(solar panels flush with roof). Visual appearance (p.2Q� ❑ ❑ ❑ Buildings are visually cohesive, campatible and complementary (scate, proportion, design style,heights,mass,setbacksJ. ❑ ❑ ❑ Buildings exhibit variety and distinctiveness (but avoid overly obtrus+ve or overly monoronou 2 � RTTACNMENT # {�� CQMMERCIAL PROIECTS CIUTSIQE QOWNTOWN DESIGN DI5TRICT Yes No N/A Yes-consistent;No-Not consistent or mare information needed;PI/A-not applicable ' designs,or strong contrast with adjacent buildings, creative use of natural and recyded materials metal discouraged untess creative and consistent with Guidelines) , � � � Varipty of architectural features encouraged tied to comprehensive design theme (arches raised parapets, carnices, eaves, windows, balconies, entry insets, roof angles and pitches, wpl relief features). ❑ ❑ ❑ Building exteriars compatible with surraunding properties (compatible matericrls, calors quality, coordinated but not thesame as surrounding properties,avoid strang or vivid cotors unles ti�ey fit within locai context, concrete block/exposed concrete on visible walls finished in crestheti mannerJ. ' ❑ ❑ ❑ Visible fences compatible with project and visually attractive (compatible colors, materfals, styles;wire fences,high barriers and use for advertising discouraged). � ❑ ❑ Site and buildings are visually attractive from neighboring properties,traffic and corridors and publie spaces (service areas and devices screened, integrated and compatible witfi sit features;common mailboxes architecturaily consistent and located close to building; abave crrteri is applied to areas visible to public view,� rear and side views are visually int-eresting, coordinate and well-maintained). Maintenance(p.22 j ❑ ❑ ❑ Demonstrate consideration af site and building maintenance. Other Considerations A variety of site and building design issues have increased in importance to the public and policy boards since the Guidelines were written in the earlyfmid 199Qs. Some of those are expressed belaw. The �hecklist will be modified from time ta time. Yes Na N/A OTHER CONSIDERATIQNS Walkable—bikeable communities ' ❑ ❑ ❑ The project provides connections for walkers and bicyclists to the surrounding community (provides walking/biking facilities an the site, connects to nearly walking/biking facilities,pravides shortcuts for walkers/bikers,project is located within 1/4-1/2 of ather p/pces to walk). � ❑ ❑ Sidewalks provide are convenient and safe access (sldewalks sufficiently wtde, wtthout obstruction; curbs, shade, lighting pravided;buffers between walkers and traffic provided,• safe and direct street crossings for walkersJ. ' ❑ ❑ ❑ Entrances provide convenient access (entrances adjacent to street, minimal setback, routes and accessways are well marked,sidewaiks provided uninterrupted access to entrances,spf�bike parking is located close to entrances). Green building(incorporating green building elements)* ❑ ❑ ❑ Sustainable site ❑ ❑ ❑ Water efficiency 3 ' ATTACHMENT # ❑ ❑ ❑ Energy � � � Materials and resources � ❑ � Indoorenvironmental quality ViSitability and universal design (the site and its elements are accessible ta people aY differing � � � stages, ages;and circumstances af life: accessible primary and interior entrance and routes, accessible kitchen and bath space and devices,for dwellings-accessible bedroom,common room, and devices). * See Green Building Council LEED and other guidelines for detailed measures: http�//www usgbc org/DisplavPage.aspx?CategorvlD=19 * http:/Jwww.nrdc:org/buildinggreen/strategies 4 ' : SITE PLAN KEYNOTES `. �� 1❑ (E)STAIRS �a���iet".°,��d."�..s�`P 2 (E)CHIMNEY ��-.°,°--.``-%-�......�. z 3 (E)GEMENT WALKWAY�TYP. � "- 4 (E)SEWERCONNEGTION w� ` 2� 5 (E)WATER CONNECTION 17 17 16 16 16 16 10 10 11 � ' �= p�� 6 (E)ELECTRICAL CONNECTION LOT 189,,9°WIDE : -�;p'QO�� o� 7 (E)ELEGTRICAL METER -� :.w � __��_. w_::____�:_ _ _ - _ -'---�. �.__ ---_.� ----------- _ __�___._- -_. _w._.w _ . __ , _______u. ._______ � _-_�___ . _:_ _._� ��w ;LL �o,�Qi f 8 (E)GASMETER �. -�- -� : �-� -�_ �_,�,� �.�. r b o-�- - o�-- -o--� a o-� -o ---� � � a � '---�o- �°a° �o ° � _ '''`� 9 (N)BICYCLE PARKING FOR MIN,(6)BICYCLES. � a: ,,,, , .. i> n :.. . _ �; a' I � �, 10 FOOD TRUCK PARKING : °. :,., r . _a . I � � I '' '` 11 (N)VAN ACCESSIBLE PARKING SPAGE(9'x 19' - ,. ' � 4 . � ; �E�SHIPPING GONTAINER w� «,�� � I PqRKINGSPAGEW/8'WIDEACCESSAISLE) r •` : € (40x$0-320 SF)„`;,,. ;;;. ;., � 0 g a d, 1 i I 12 pIGNIC TABLE,OPTIONAI - V , , > . ..; �. :.,,:,; �� _ - � �f j 2� 13 � �;. � �; �.;. :�". �..,; . � �, . , � �E)WATERSPfGOL � ' � � �10'-p"MIN.SET�AGK';� N y SHIPPING ,�_"., � � � � � ��� � � ��7� o � . , I� 'I ���1 � � � �1q (N}TRENCH FOR PROPOSED SEWER LINE � , �� . � � � TO OPER�IINE '�CONTAINER ::,:. � O� � � °� � � � � �,t�� �� � � � U � ���� -`� °. I ; �I� � �15 (E)SIGNTOREMAIN � � � � � °' .(20'X8=160 SF) �'_> � � a� �� � �� � . �-` I �� �1 � �16 WOOC MI�L PARKING � l .�. � .. .'..�.' ,: , .. ":>,'.:.:. ... ' . �. N Q ,'.. ,. „ ,.,.:.' ':,:'.--' . . . ..:f� � ... i � � , ; ` ;,,,.r _: � -- ., , L�--� 18 DE GARBAG�E-AND�RECYGLING CQNTAINERS � ^ � � ci . tE�TRAVE� [����°°,�. � � _.,,.�.w.._.__ ,. i W 19 GREASETRAPLOCATION � Ct� � �x � ' TRAILER s2 _- -- � , � .,� _. _,w_ � p DRAINAGE*' t- . ' . , „ , r 3 y___----- � ° . i � 20 (E)20'X 40'CONCRETE SLAB AND PATIO � � � " _ '_ : `.',..;r:` 18 29 p+ 21 31 i -',-'� ,_____-- 15 28 � COVER TO BE REMOVED(SHOWN DASHED) r*��"� i � �' � / !,:.---- 22 , I � 21 (E)g�s��GATE CF�., F� -i _ : � i ----' tu: .;p � i ' 22 (N)4'WIDEACCES518LE WA�KWAYAT�OT " ) � � z lI � ''�r+---___ a p D.A. ; D{ � ._�.,... € � --„� _..:.:11n.__ts�� '��w � ., r,: . .� { � E�EVATIQN � m '?` DRAINAGE` �:� _I.la._.;, �,.;., ,.J � t� 23 (N)PLRNTER BOXES,2'X8' (V I �,.� , . , ; > ,.' .,.. ..,' ' e�.� DRAINAGE ll..._:.� „ ,��� �, 1 ���I, � � � � �� , � � � �� � ,/� �;� ;��' �: �: '.�' �;,�� ��; ��DRAINAGE` ¢ t ���� � ��24 ON-STREET PARKING SPACE FOR F0� D j '� � ��.', �� �.:° �z �:.�. .,:s ;:° �„ �v; � ��... � TRUCK,9'X23'.; ( � � �; ,� �:w � � I �� A� � � � � � �':,:: � .,', ",: °,� ;,. !� �$8-5 SETEiACK TO PROPERTY�lNE ,, _ �� � �25 E�SEWER GNE� � �� „;.;,rr.. ' �- ,. , ,� ....�, � �� � _�" - -------�__,�_ -° } .:,E ( )� � � � � � � � �,� (E BLDG -------___��_ � ,�___�_.__ � _ ___-- ��.�� � , Z���� � O ( � � ;' °, °� ; � ,E �� !� � 26 (N)TRENCHFOR NATURAL GAS . i .. - .z��� � I � m � � ``� , ' _.,_; ;� :`;,'. �i�� � � 23 r � Q j � 27 _(N)TRENCH FOR"PROPOSED WATER LWE �� � t 12'-0 ��'� 40 Q .t, cv� � � �7� � - - � w.-,<�' �.,., u�� °: � ;':' � �/ / � 28 (E)ECECTRICACPOLE � � , , , �:,,:-. ���,,. .. ���, ��� �.� ..3 � � ��� � ��� � �� ?' � > ,:,.�. a;' '`"�.: �; ,,:•; ,��;�� .,;; 10'-0 , �� 23 ���� �; ; (.L,�� � � � 29 � � � � � �% �0 (N)ELECTRICAL METER �� � z� 19� . °�,. c` ' ' � _ -� �-� (;,-.�, j �� � � �� D� „ :.;; „•.,^ <.;..:, ..:..,<,,. .,.�,�: . " .�; u? . - `) 30 � N��LANDING�&�D.A.ACGESSIB�ERAMP,SEE KEEP G�EAR D.A. ;�.. � � � ) � (� i m � � ,� ,< „ �: ' 14 � 27 12 � � � � �.:. _ � � FLOOR PLAN.�� , � ' ",. �:`, �,: �. � s �� � �`' `,'� s. ,. ; „; � ... .�t��'� �;:; � � ��� .. ' � �;��: ,+ j � �31 �(E)�15'GATE � � � � f � • � � � S� � � � �S�� �S�r � 18 '. 32 E�ECTRICAL�INE OVERHEAD � i � / i`� / � — �w� — — — —w- — — —w- �.ir�i �- 1►.S �. �-- � ,, � PROPOSED BLDG,,F' � ,,;'' �" so `�� ' ♦ � �; seaviN�aREn �<e a �p� � t.,� � i',%' /� � m o.A. .: � .,�, m o.n.,.� � FOOD TRUCK :-d � Q` \ � � . ,. ` EXPANSI4N; /''� �, a 2 �.._�._. _ � _. . �' ' V � �; +1-30-6 ,/ �,/ � . /'? ,-. � 28'x8'-224SFMAX , a � 4E (' O Q .. _i .. __.__..__._:.�. _._.:.� ...- � - � ..f�'",,�.���';�.��;�. / °. 6 �G.� �: �: :..G� ,°: :;;.. . ? �.' , a a �.��, . . � . i .. �ry; . . � .. � f 62--0 � � ( �J �/� r SETBACKTOPROPERTYLINE � , ; ��� � ,�'a-�..��° �....w���,,I�. ���,:�._.�,,: ,��- -• . � S i : , " ; V1 � � � -- ,,�'`�i,,r . r``� _-�' - . ' : < _ , - �; ����I�"�� b E ,,%` ;'`��/r` ; ,,i` r �' � ,r - a 3 � i �d� , � �.l , ( / �,/� - . � f /�� '`F 26 " � s q2� " � -'i b( /' . � fj�, r ./. ' :� .a' � ';`:�. ,�.: ,` .�,, r .::; ,,,� ���� • � : .��. `T � � r• �i�'" // � '' . " � i . :...; }„`:: 1 . ., j `� ( 24 � � ' ,/,/. , ,� ,;'.�'� , � �, , „ � . , . :� . , ; � MAR 0 � 2015 C�� , , � � j _, ; ,�� % � +,-�-� ; - � , ♦ � , , ;� N ap _ f � -' � ( '°-�GLR. 1 � .. $ .� -;. S � �S I ^ ( ( � ° a`�" ti' � � -,o ..� . ' ��� A.� z, _.. a � : • ' �IT'Y 4F+UK�AFI f �y`; 13 20' � �, .� . �:.-� � ,,,.; - ,5 � � ( e . � � `� 2'� � ...,, ->a I � ' k a .� � 1 -I /� ♦ i:< . BUILDIIVGI PLANNINC DEPARTMEN'!' �� � � I ., _ • a, , .��•1� s ; , , �,, , . • --- : { � �i � . • . .. .,..: , I, , � ,� � � . . i � �'`��>� ' �� °_ �_'- � � : o�'(E)RESIDENCE' � � �I`�� �� � E � � , , . �-:� - i 1 aa ,� ....° �a (1900SF} . � { ,. 25 ' � S :;; I � 1 4 ,1 � , . ,-, � i 1 GRAPHIC KEY � � � � , � o� � � � , � � , , . - . ' 'Qq 4 �( ,$ . � ' 1 c � ,�. S��'� � � •S• � � .. ' - � I ; ( EXISTING CONSTRUCTION / � � , ,f �Tly i i�' ¢ I i �� TO REMAW � �Lyc,e �i , =: ' � r r . � � � . � , ; i F.; i ' ! ° r � � : � y�;..: 4 i � , 5 I ; I 24 „�:'. PROPOSED , � , -• ` � � a ce, � �.: � 39" 11 . .� +�_qq�.5'� � : I, REMODEL . ., . . . . � . . ��W I � �,�I '.:�.., �.�.�. ,��.-;�-,..,..:�_�-.ry.�=.-»,. � - 1._�.._�.«,.__._ �. �� �. �� � �' � . . � 1 i, .,., ,..: °. � � w��_. _ �a , ; I O j.'d o- � � t ° .� 5ETBACK TQ PROPERTY LINE - ; . I i ( PROPOSED � i � � � fz( � � ; a 'n (. �� �� I � � � 1 � �EXPANSION a' ' �a . �_, . v � , .�r , o i � � �h'9i . � 1' ` ; ' � � i ��� � ; ' a : I i � � ..�.,�„�,..� � ( � � � � ti,9�i', �[ �_ � � �. � •t E ���� �- a �.� EXISTING CEMENT � � � F�,y Y�� 7 € ,���'� «��� H,.�a�»..�,.�u..�,�M��; �.., � � � � � � ��� � - �{�.: � 1 . � :.i i �, ,�.�.� """a� a '� q�p� # �WALKIPATIO � � � p ��� � .. ._ . ._ ,.. �.:_a._ . �� tlr.,._.;, _ �/'1VVN � . : . � � . �:��.i .d"�� n , . . k - �: �.�.,..x.w;...�K.� . . . � ���o � : � ... ... � .... . .�1 � . ,"- .'._. � . .'v ° �. . . .. .. i � �i � � � '" � ' _ a�-_ _ , . w�.:_, a a, :: �_�a" . . - tl � ��r � ' � EXISTINGLANDSCAPING � B .. �. . ....._ .: _:..._. ._,::_... .. . � ... � � (E> YARD �RAI"��, in( � � � � 4 � � ( ..� EXISTING LAWN . ' f m . . �AGE: in:i irs�..� t� -.�.,�.' : 3-: � ..� [ . i � � . .. . 0.',.,�, .,.._.a..;��..�..�. . . �� � �n E �� � w � � � Dl�A7� r � .,., � � � QRpSNAGE'` c"'v� � NAGF,� � iI- � �� � -�«e�..�e�.. (E)6'WOODFENCE � Q """� a � __. , ' ; e DRAINAGE"' + t-- ' t�.a e 4" q P � i � ( � 24 A� - �-" (Ej 8'CYC�ONE F6NC� .J t � R4i I i t d N I �e> �� -e�• (E)3'CYC�ONE FENCE �.. � c . { ' � w `� F � 6 � � � � Lj,l w � -.o �o �� . - f� ;� 1 -^s^ a D D.A PATH OF TRAVEL �- cn � _,. � ! o�, o�.�. a�.o..�..o.�...o �...o e _ i � � ,, �.c�..��.�°fl°.'.�`°�'m°°'m�a��^^��,���*�a�""' ---- ----- ; . �L_, J B RRER REEACCESSWH�ERECROS�SSLOPEDOES � E � F a.o�. o _-__�---- __ __�___�. _ �__�--- W Z � � �m�,�„„,��,.. ���___.-______ ---- a: �, NOT EXCEED 2%AND SLOPE IN THE DIREGTION OF ��� � ;,m�„a,m„��€i���w°�°° 1?0'-0'W�QE --- � � 7RAVEl1SCESSTHANS%UNLESSOTHERWISE ,,m�,a,,c��,���^-,����°�'`°°°�e d ��_._____--_- <' W � ��w� J ^_ __�_ ---.----'�` ' � 1NDICATED: D.A.PATH OFTRAVEL SHALL BE F- W ��__�_--- ------ � °m� MAWTAINED FREE OF OVERHANGWG OBSTRUCTIONS +z ___�----- -' x E a ° �w TO 80"MINIMUM HEIGHT AND PROTRUDING OBJECTS W �----��"`�� �� � '' � 'GREATER THAN 4"PROJEGTION FROM WALI ABOVE � , � 27"AND BEIOW 80'. � SITE PLAN APN Q02-320-53 =avERacEORa,wa�ES�oPE=o.si FEBRUARY � ,SCALEa 1/16"= 1'-0" 20�5 r : . ...�... . .. .. � ... . ... .. . .. . . .. . :. ... . .. ... . .. . � � �� . .. . . . ... . . ... .... � . � � � . . . . ; SITE PLAN KEYNOTES ; 1� (E)STAIRS ; 2 (E)CHIMNEY , 3 ' (E)CEMENT WALKWAY,TYP. '' 4 PICNIC TABLE;OPTIONAL �'N������� 5 (E)WATER SPIGOT. ; � 6 (E)MATURE LIQUID AMBER r � 1 " 7 (E)MATURE MAGNOLIA ; � f'"",� �.� �01 169'-9'4VI6E _.. _ �:e:-�; I ( 8 (E)SAGE BUSH _ , � - ' -- - _ - � :_ _ __ I I _ _ _ _ _ � �.. � .�.. _ �_� �_�_ �-�_ �-�- -�.�- ' • 9 E HYDRANGEA � -�- ( ) � ta--- o o ` o -a e ca o _o� --e - i ,. � : I 1 10 (E MATURE CAMILLIABUSH ; . .. . : ,;, ;� � �.q �.- , � , �.�,. �`,:� ' �� �� I� .�°'. I - f � 11 �� (E)MATURE CYPRESS TREE � �� ♦ : �� � � , . . .. .,...._ � � �;' � ��� m � � � � � � �12 ���(E)NEAVENLY BAMB00 � ; � � ¢� ��� �, �(E)SHIPPING GONTAWER � .� � � �,�� � �� � � � � �. 1 �_ . � N���-rReE �� � � 1 � �; ���;' (40'x80'-320 SF)..�;: ,:� '�� .;;... _ � � � _1. T�(. a ; I � �I � � 13 �� (E}MATURE�ENGLISH WA� UT � �., �,,;,�, '; i � � _:; �,,. ,.:,... .„ , ,.:,:_� .•'^ �� � �a � � � - ' � � � 14 �� ��(E)MATURE�PLUMTREE � ' � � � �;! ; ' � � � �' � 15 (E)MATURE APPLE TREE Qy � �; ;(N}SHIPPING .�� � Q ��� �� ��� 1� � ��� � � � � �� ��o _f_ � ; .. � � ��� � �s �� �tE�MAtuR�oaKrREES � ... : .... 4 , .. .. ... . ... .. . . .. .. . CONTAINER .`;' '; � ' ' I- ; 1__`,18. � . � 17 (E)SIGNTOREMAIN � � ;' (20 X8'-160 SF) °; ' L�' O . 1 � -i_� :� � L �._J 18 (E)SIDEWALK � ^ # , r ... K �` + �--,;;: ',.,:;' ';:";..,' ' ❑ i_ � - : 19 (N)PIANTER BOXES,2'X8' V,/ � - � x.,, � - � ta:= ;-`�E�TRAVEL ; t�m°�m�°�� �m _�_�m..._.m.._v.� 20 (E)MATUREBLACKWALNUT � C� ' p �^-,rr°v^""""�,-�y DRAINAGE`' 16 �;': TRAILER ',<>" ; a , W 21 (E}IMMATURE ROSEMARY,TYP. �� � v" W � �� ; :��' �';.�:..,�. ., s 17 � ' \ � � � �{^� p m�., . .. .'�., „:�- .' . ��W!_9PG. a�`a "� ���i � � � �i y."bRAINAGE` � 8� � � D' - 1__�� I 1 � a,j � w-°� � � �1�l � � � o � _ , �C � o � _ �r4__.., Q "V i 13 "�i! '' 0 4 <_ _,' � �._ 1! _....�, 7`- ' � , '>, ; �;�,� - � ¢ DRAINAGE DRAWAGE �d � �, - _ t � 5 � V F� ' E BLDG . ` : ; N , „ �;� ,,;; � � � ' , , ..r. � „ 8H-5 SETB�,CK TO PROPER7Y I�INE � . 1 !� . . :; .� � . � . � � . � ��� , �.:.z. : *,i�:. :� :,. :,.�. .,.. .,.,,. ,r, ,,... ... ;,. .. :... � . . , . . .. .. :. .. � :...: /' . .. . � �� O � .. � . ' :: � ..- I � . .... ------�---��--��--__._�.__w _.�_._..._.._�_ _.�.�.... ... __� .....__....�� _ __,.__�_._...u. � .` ..: \ �� � . . .. . . ( � » � �. � /'� `T,f m � , «: , ,. ; ��I � '� � � � - �� . : ,,, �,a ; .., .- .. . . � 19 . . � . , _ "i s � � c� ('.° , �� �� '����� � � � � ,Q<<a. ��� ,s � �� , � � � , , � —� t � ` KE P CLE,�ft ���!.� ,'� SC�-1 � � � � � � � � ��,� f _ ; „ � �:� �. � 0 �.: � O O �� � �� :� �r � � o�� �� f _ � �, �� � u �..� C� �, � , � �j ° �- �I ,,' ���'�,� /�// / N � ��ii ' iEil �-��' :, .a� �, __� �� � � ,3 m, PROPOSED BLDG EXPANSIDN ,� r `� 2`--� �' ..° , � , � � � j �;, r' / �, , ,,�; , , ,> ,o,_ , 9 FOOD TRUCK ,.� � Q � o � �� � //,� ,�,�j ,;�,�,� � ,/ .-- . �� °� � � � � v. , . ° ,�,``'�' �,',,'',� r`,, ,� aa . � � �.�� : -�-° � , _ i � �' � / r;�,! , � /f�/� / � ° �. � �� r� ,�'� m� � � � � � ' � , i �,�'/ ' /' .r' :' s � `°` ► o a a �/� , ' +/ 30-�° �;/ f j;� „ R � �1./ � , } , � � - , .,' .i�,.. .. . . - . . . . � � 1� '` ' a � � ( � . _ _.._.__ :/`� , /'!` .. .<-; � � � SET6ACK TO PROPE LINE � / f � �` �� ,e 1 .' , ' ,, � i, . � � ` _ � , r;� ;/r'�'�i`;� ,,�`� n\ . �, . � . � . . _r ,'{..� ./ ;/� ..�. .. +1.��,�„�� : ;' } � � "� $ � ;P• ' ( ..'i . � � . ; ��.. . ..... � :� . _:�� d �;� . `�''� W �: � �p. : ��� p,� . .°.a. "CLR I ; � ` , ` 'I ��"''L_°J 1 1 ��� � _- ___ _,_��____ _��__�_..,_�_�__���—.__.,� i '� ; nP� � '� � � � . . ° ' � -' t � � �.�► R C' I , 5 . � ', � Y-. � I . � � �.` � : ;a,� - aG � i ; < ,: � .� i ;A t , . ; �� �- . : .. � ... :'9`,�. ..� .. . ... .. �. � .�<.� :°,.�4 is .', : ..., ,.. .. „.,S .,..�,,...: �;:, . : �,y�= i i . � a... .... .. . . ... . - � � �� ��'�.� � � � � � � � �� �° �` � ,(E)RES��IDENCE �� ` z, , � � . , ,��°"� ��: � 1 �E;_a ; I— —1 � � � � � � ° t�soosF) � � � k � � � � � � .a � . ; . .. ... . .. .. �: � 1 � ..:_ � �,'�.y ;. � � . . .. . . � � �''�ti � � �° '=�.D � � ' � � I j }" :o �.' I I � � � � i � � � � 'Qq��., � w� �» �� ��� , a'd � 1.� ' n�,° � � � 'L � , ` ��_ � � ti z = . , � a � , r -18' �C��� ��. • � � n t � ,_ �� _ ; * , ; " i �r i �� � , : � � �� �12 � � � � �39 11 § . �4� � +f-40'-5` �R � � , � . "- I : i �� � . .. . .W; ... . . . _ . :.. . _ _;.. _ A �{��.: , . . . . ... � � � � � � � � ��p� � � .d.�. � . ��� .; ;�� �" � � � SETBAGK TO PR PERTY LINE ?�: � �� � � � , , .� � , GRAPHIC KEY � �� � o � � � o�t,, � a � � ���- �� d � � � � �� � � ,ti a � � , ,; i � �'� ` � �a �° ���-. � ; �i,y- o , � ` ^ � • I � �I � �': EXISTWG CONSTRt1CTI0N�� � � � � "� � q�'`,, �� � �i', 11 � � � �'� �_ - F ��; �• ,EE w��� � .`�n;. �,��,,,,���,�.w��. ,°� �`°�":a � . =�� � � � � � � �� TQ REMAIN . . � .. . "U .. � .:4J i..' ( ' ,'_ '� � !. �'._ ' � { ..-�.i W :.z 4 � -=` � —� .. . . . . � � (E) YARD � i �--_ - d, _ . _:-� W: .�-__ , � i- j.., .. o ° � , a:a i;�.�r �a d��� i � � � �G:�1����1:� REM DELD LA N ` , .. . . . , , �..�,.0 .. �.a � , _ � � v; ,. . .W � i_.�......._ _..�._,�...::._ ___..._: � ._..:.-._...__ �.:� .a�.�_ � .. . � '�''� ,� 15 �RAlNAGE.'-} �n: i� i � . �+ �a ' ' �f r��.r�:.�G1J EXPANSION Q � �; , i .�� `"'"' > M f �RANqG } � (' ,,, I a EXISTINGCEMENT � �� ° � _ _� pRpINA�6` a'� a � Cm^�..�j�l �"� f. 'a I I �..�, � WALK/PATIO �" w "���4:..7 . _,.�. � �p,.l�`� DRAINAGE"x ^�,� + � � � i _ W � - � � � _ry � ��„»�,� � 20 '"l ~ � � .,.�� 1,a: I I � .�:: �,� EXISTING LANDSGAPING � cF„� �.�_ <( ,w i 13 ' �'w`° y � � ( EXISTING LAWN U , ; � Ri. i� ������:�"° " �__-_ I � ; i ; H �_- o--:o---- ,�_..o_�,.o .��o -,-� . : �..�_�.� ,.�<� __.. r � . � -. L— _ _J rm ..w (E)6'WOODFENGE 0 ' � p° " °` ' _'�.µ l , ° ����.Q°°°"°��.� .�' _____�_____:_�w�_.�_ w � 14 �,�a�-..°�,.m �,,..,.. '°°" , � � ��°° (E)6'CYC�ONE PENCE Q i I „ 0� a�^'€w"°'" �..�@> __��.�_._� -�_____-17d 6"WIDE _�,�_ ,�-- _�. �_ ��� ;a°. _ ,�.. �,�.��.�-°�°°�°°'°"�� -o° °o- a° (E)3'CYCLONEFENCE W J _�._ �.� - � �� �-_���__�_—____- -- W � { �" X �E)TREE _�'—_---_----- a. . � J � � TREE ID,SEE TREE DETAILS TAB�E ""l."y,.:«�e-,�"� �1����� � l.I�►NDSCAPEPLAN APN 002-320-53 t��BUSHORTREEORiPUNE ' � (E)MATURE ROSE BUSH FEBRUARY �„_,,/ SCA�E:1"=15'-0" 2015 t � . . .. , ....... ,.��....,.:�..�. ........ _�..v;....�.., ..�.._:.�� . . .. ... . . � � . . . . � . . .. .� __.�_�.�.�_m,._e_ _v_.n NEW i X t3 NCY?IZ(AJ1PL 5I171�,+ ___.:�___w_.�.:�:: .�_:.r�.;__..��:..___��.v� T MAiCH�X15TItJ�i ..�_.�rv.__�._.,m.__..�____.�._�_u.n..__� :.__._._�..._..r.._M._ �_.___._�..,,.__.,..v.._...� � , .:..:_...�._;�_�._.__�- �_�._.,__v�.n.�..w. d _._.___,_�._. m.w.. .mr__. .. :.. ... v ' �' _.. F L ___.� .�_._....�_�� :a _w�.�W..� m� .�___ ___---- _______.�.�.__,� �.M_. � ,�._w��.�m,YV_.-�° � 2 hil'. IK'�WN. ' _�_ _�._... _ _._.,,.� _ m .�,.��w�:�..._�_. _._.._ .__..__m.�.____ �_w,�.�. __ _ __�� _..�_. __--M_ �_� �.� _. .._ __.�...� � _.,..�_��...�. _�... �w-� �.. _.�___°_. � X� o � �.��_.�._ . _� �_.u. .._ _ , � ��..��.IT_ _ ��__e��..�..���. _�..___...�..�_.,.�,�._._�___.,_M.� r._:,�m...�_.._�..�W_____��,,�� . ..��.n �„ � �? � __� :: n_��.�....,._ �__.,.>.___.._�__.... ._��w_ �.�_._�..�..... _ � �e � � cri �.�..�.��_ .��.�� . _.,�.. � __.._ �..._ _,.��. � --- � � _ �-�°�.____. ______�. .._..�.�_m_____.____�...�--��,-�-- � h p_ �C , __��.� ,...��_...W__..� r___ __:�.._._._. _.__�._.�_._.____ �__,_.._..._._��.M�,� w,_...__..._ .______ww� .m..__ � �� w .. �-�."�»�..�.._...w_._� .�...�.._�.,� .M � ~ � � __._ ;�_».....� I� � _ §w � , �� �..__ -._.:. l���-4F�i�45��.!Lp��« � � � .�a __ ..�_.���k �.�______. __� ��.___.��_ �.��. ...�_..�...._ _"_� � CY' ' �„ � �.�__._.__� w�._.... w� ..m. �. _.�_u�. �µ. m__,_._.�_ __�..,.��__:_�.__._.. m. _ __ _ � � �;" � -e ��.._W_� ��._ �.�___.__...� �_�.,.�..�� _.�._..�....�_�.,,�. �,�_.w._..m.� : _� ...:_��� . � �,,,°'f�- („7 �C .__�...M _.� �._� .�.� � _ _�:_ _�.. �� ��,_ _ _.� � _ �� • __ -_:-,__ .._�aa_._�_��r.._�.�__.��.__�m�_...� �..____�_._;=._��,___�.-.�-:.,_. _.��.•.m__.._._...,.�...�_-�� __ ;� _.....�. _ .�.��w_._.. ��._.... . .�� . _...�n.�,_ .�.n_._� _�__..�,�_ _:�_e:.... � � �e � � _ r . .µ�_ :,�_. �._.. ' XI511NG I X 8 NO�IZONiN,51C�ING � F- � � , EXI511NG W1�N70W � ;;, � ,� � �,�_____,. m� 11-II I' OGtJ 51DING-�NMf� `� � `�? � , ..d.�...__ ___ �XI511NG GA�E D0� � L� <C �' tX ' i .� ' � ��C�I��" �1��VA�'IC��1 �r�r���v�r�o� I / c�" - � ' _�' � �-���" �I���/��1C��1 - ����ri��c.����r���v l/ c�3' ' - I ' �-C�" � c� � � � � � � � � � .� � -� -�, � � � � � � �a � � � � � � � � � _ _�____..� _ _ .�. __ � _ _ ___ .__ -� --_�= �__-�__ __.�._ ____�� _...w.� �____ --:�==�� � � � �_.�_-�-- _m �. _� .� _. � _. � .� .�-__----__� _��__�..___.�u�_ ���_����._ ��_ ._.��._�����_.�:_�_._...�__ --_-.___���� ___. ��� �_�� __=== __ �- �. .._��.���. _..���. � _��:����.._ww_������._���:�� _�.�.��_�:����__.���_���.w��_. � __�._ �=� �� �___ _. ._--__-______ _ �.._ � -� w�._ _� -- _---m____. -____ __.�-_-�___ .____�._���____-r_.�.__m_._�. _ �____�_� m� � � _ _�.� �- �. � -� - _�:... M _ _ � _V _ � m _ .� �. _�. �--. _ _____�. �w � __-�_ _ _ �� � --� .._.._ �.__._ � ..� _�_ I� �_��.n.� __��_.�.�__ _���.��.�_ ��___����.__� ��_._.�._.��___����__-____.�.�_�.��=�== � � _�.�.���--��_ T � .�:� _..�___ ----_-�-�.___-� � �_.� _.��_ __.�M� �r�_�-�-__ _�.A � � � �� w�_..�---- ���.����� - ���� �� �__�._.__________.�.�_ __� � m � .�_w.� �.____�m.��___�. _..����___ .��.._��.___�.��. _ _��_--�-___=_w— m--_-___ -___�.�.r�.�v__-�� � . ��, _ �� __ _ . � __ -_ - _ _._ _� : . . � _. . .��v.� .�.�u.�_�____-���� _�..:��� .�:���--�-�m�����. __ .__..��.�:�.�.�. � � _�=_____._ �_ . � ��� �_ � EXI5i1NG W1N70W � �XISIING WIIv�ION! � � �� � 11-II PI.VUVO(�7 51pING-PF1NT� � I. IN I �� °,�1 wsn�i x��izaNrr�sini� � �" �� I — I N � U I I I. n I N G �,IE ������� � ;�c�s N�:_� --�XI51" G AnnI1'IO �I sc�.�r, �r����.�v��no� 1 / 8" — I ' –C�" I��A� ��-�1�/��IC��1 wE��r���vAra�N � � _ � � � ��T� �I�N�" �I..r��A�"IC�� — 1 � — I —0 m��._��._�._ sH�ET�o. � �� � 52���„ , o : � ; GGV''v�i��2 UNif ! I�W��EGt�iC M�tEl'I PANEL W m � , 'MN�(�iN � � r` � � , - Zh °- v ! ` N �> �- Wv;� � Oro � o � � � � MA�I�(1ALTU�ING °� (� � z o p00M 2 � p F cWi o �1pYlNG p00M � � � � o ' �MGV��X1571�,WI�GOVJ �' — �C � W �.�w3 noaz � x f� Q �' � �OUN?ING � �OOM win�aii�a � `i1il'I'IM1t/`.+A�'cA ,, °.{'INNE?�2 Q SACQ- 10'X 3 i� � z I . ,. ... . ... ... .. ���.n . , . . , . . . . , . .. . .. . , . . :'..� . . .. '�. ....�. . . .� ... ... ... . . .. .... .. . . . . �� � : � . � � . � ... . � . ��.'.�" . . . . . SfG�� � � ,t,,E� ,� 6, � �r�-r�r���a�, �,> L _ � WAt�R N�AT�K � � �X 3 �!�`NCf�DCFENiIvr ` � ,, •� CSPE NER �w z x a wr�� �s w�����or�sa�r����v,anoU � iz xb� _ ; �` -� � 3� NVPC LG�llf _ � !N AT71C �'INNE2�I � 12'X3 Iv�W�V�' �;�I�, � � ' WPLKWAY Q � MANI�PAGfCI�ING 0 > p00M( _ � Q � ' ' _ �J � � � ��n� •— � ca�� co,� �xisn� ���s�N� U 12 X 6' ! PING�P'rTER 6 X 8 GQ�4:.�Ad �"c51G'c\LE Q � (� , & X5 � � U � � , _ _ c �3 � � E xi�� �,. ��xie�w. c cU � ; , G � _ _ _ 52�,��� _ _: ' Z ' �X151'I�1G ��00� ����1 J �. � 0 0 ' J ' , W ' � � 00 � � � R �I - � I� A5 � 2 I / 8" - I ' , 0" _ JOB N0. SQ.FL ' I DATE ' SHEET NO. ' p � dx � � � '�` ,t � "����� ����,�?;���?� � � » ,. ��� �� �,1��. . , a�4���'�rt�'t��t`��',e�,�t�,��� i,. ��" , �: ,., . , . 1 �3���' t i t�, `�`i ����1'4,�".���`� �,� `ti 3Y 2� � �� i � � �� � � � � �����v��`�'������� �� ���� ~� �w.. � s��k1���a a�`���{{,�Ya e.;r t �. � �;t ��';� S �r���?`��'s s���?�`s�i�i,ika�� `�� �z� ��.\ ,"`�`.., ��4�� S '.Pc��. 1 9't „,g- � ���������������.�t��4�a�'y���';�4�`��t�,��� '�.� �`�"�t � ` � .. . . g?� � � „g .. d � .ti 3,�v,�.'�� W'�rd�.,,�'��'�:. 1... Y�c��.�i.�: .-. , "6v . � .. . .. .. ....,_ ._. .. -� , r •,.... , x . .[ ,�.�� . �a� ;.. , ;* . '� ,.5�n, g .�'*k.�:�;,4f ,..Y4"k.. ��1 ..� Y.k.\ e)x`�.+C'S�`1 l�� �, x l'�eC . . x�. ' r{. , ' w...: �"a . ��xw, �.. . .. r��:.ae .+: ��,�, �;,�x��$..,,t , c.;.,;� ., �,... . �. .;.;' -.�` ,r��: . . � �; � .�� ���. .a�� �r ��4�. ?� , , * :� .� ,1,.�;, ». �� e�,� . , �,�3�.� . S ..,a, , � .4.�.�. . � ._.�. . :.....,.,, ,';' ...... . ,:, m ,. . ...;. . r c, ..... " "� .��� , c� .��. .�:��"�i ,�'. ;a e � �R. \.� . ��, u�,{�� ?.. .,. . �, � .' , . �. . ,, :�..�.'�,9RU. a.t t .A. }�� ..,.:�.4.\,.��s;�,�.:��.9�E?� ..., , .. a .. .€rr �e .::.-. i e. .4 ,:�., �,..."�.. .. � . .'3�t�1�,. �,... � �a.., ^a ,j .... .:., � �. a a.w� �.'� .� ,. .�a. �.,"� s a ....��... � . , � 0 ,� i �, � w ������ s, t ,� ,� � . . � ,.,� a F s =s. ., � a �� x � . . � ,. � . . 3. . . � r� � � �, » . . � . t �u,.,� � ._, . �, � � �,.. . z. . 6 ... }, , , w <, �� r � a i. .3 . ..u.. ..'`�.. 3l, 2 oK � , . A m ..�.. ,.... .� . . 4 . ,,. r ; r�„.$ . , �I. . � :� . . �::,, w . ...1.; . , .,:.�. i... ..k . .,.:. c. �?��i, t. �.,.. ,"� z . .� . �:.. ,.. � j .,�. .. . ..., s� �;� n +....,. .lita,«3. h. ,� 11. .. . '. �� \ � � .:.... . ,.... . .. .. . ,� �. , . . �..:�... ... 'S.�..f .:MY. ...,, .....-e... .... .,, a,.,.1 ti.e.�v S � i .... ra .>.}Bi i s ., d?.: , i. r . �.:... el ,. #..:. .c..,......^�., .. 24 ..LSC. '?4<<:.vS , l � �'�. .t� , iP$��,.' . r...o- . & ....A. � ....U. , ....x. 4. z., x.,. .1i�,. ,uc�`.i �. ,. :�F. 'w .��.... m.t . '� � n {'i ., � � . � \ . .. .r.. ,� ... a . � . �...�, ?.r�::�. . . v...:. .l...� ....^. ...r. z3 vY .,�'. > � . . . +W . ...:�.... . ...... �s . . . .. ,. ., .� .�. . .. E . ... :::. . , �� . ..m. . � .. '�"i.. . , .... �- . w ?,.. . ,,,r � �, �3, . ?. �:.s ,t. . ..� P '1.. ..i. .,,�x.2.�.. , z.. �� ,., A> ir:� i. .d ..x. :, ....r.. .k .t.� t > � � �s c tr. ... .� , i4.'�`. �? .. .. :. �t ...... . :.:.. b. e , a:: { a ,:,xP .... ..:. .., ... .r 4 ,� '.. . r . .... .. $ w. :.. i :..� :.. ,. ..d Y .�1)`�� \ .s , x� .2. , � , . . . :���.. ., ., , �,...t . . a.. �.� -,. �..x ..�.. ��� .� � ..�t '�. .. .:'.a.. r ��. � i. .„ ,.t ..,. � t, , �` 1 . F. y � r, ». � > � � .. � � �. � � . M �. .. , �� � , r .� . : 3 � , t�,� �, � � . '� � . �«.� '� e f 3 ;u . . ,� u r , � � .t d z� � ? � ` ,.� � _. � k. � . � � ��; � � � .a � �: , , , x.,� � � . ; . �, . �. � � �� a . n r, � , t , t t � �. . . ; .. . r � , � z . � . � . . , �'4...t... �.ti,.� ...,t .� .Z ,.,, 4�.. a l , �..:. . h. Y ,� a , . x. _� t v .. a . �.< ,., . � , w �. k,. � �. . t � � � , � � . . ��"` � t . �: `� ��. _ . � � . � , . ��. �x � t �,. � '� w . .! � .u... t� '�i ���� ! V. ++ .:�� . >...,. . +6 , Z ...: , .. �,a..c....d°T^. <„ c� 3� t:.� .3 �1, ..:w�. � :,> ..:'1� . ,. :� .�.. tt.: .L. 1 ,.� � �z ..� .� �,,a.. .... .x ....� . . �a. � C n.k'�. p� _1:.a _. t. ��... .x�-,.�z t,o ,a l � ,,.: + . , .�. , ��� t .,..:u� r,....� ..,.,.. .�.< ... {.. ,!,,, . . w�„ �.1 �... . � � � - i�v�r�..:..{ ., .ak.., ,� .:t§�"�,� , � .� .r i .2`:.C 1'\. \ , .S t � �:. �,. : ..� ,......., rf.�'�d... h S,. 4 ��.�3 .'�. �.� i !� ic x i Y .� . �:: .> . . .i �.a .r..�.�..� .. .. .,r .n t .�. s � `'....",�t�:., 't�* �^+ #4° .w.`�"�'.' . .. -s-. �.. y.».?e,� � `ut,.k � �`4. '�. � ,q•,. 'YN .,v .� "^ ,..-r W,. ..; .� _ � .: �F.. . „ w .. .t.. at .^c�. <.,..��..v ., .m n. .. , �"21 t,4�. i� ..,.. �� . . ,. . � .._ , ��;.� ... ...t �:.,.- ';�y'`�,�.. ,.� � ++ : ;: y • .:. ,....,�. ,�,.`a..�"'t.,,��v.�.v..: .+ w...... .S.. ,�., >.. .r.\, ��, ..'�`:� . �. » .:.�� ;:. . �;. ... , _ �ffw." � 2a.w.. s, ,. , , ,.. :,'4:�-��� �?,?.. �.`.;. �.� �. � ....�. . .': "r. .�,. °?�-. . .: �r ;r ..,:;'��* , , �'k�i�.c... ,�,s . k.:•,:a ..,�.. .,��*,�.. ,�`3,:�,1 "�.. �?�v � �, ..�. „ ,.. �... ....,�� . ;.. . t�� .�w°� , .. � �.�..�n 9 r:.. ^ ..t .. >>�';�: . r�_.�`u .° �� /'1s...,� , ,� .,�w�����.��., � �� z ,. �, �r.^°; > .,.u,t .,a .C�.��.:. .4. a.., �..... �.2 .ti, �� ,... ..�,� .,...,„, .. ��" ..+ .. . ..:_, �.,. . F•i° r.. ,...a , .,. . � ..,� v. �::s ..�.,a�� .;t� , .. �;,:. ,... ., ... .. ,F.,.... ..!`�. .rr"... . .. . -. , •. ��.. - :,:. �. : �,. ... .d'�� k ,..,�.... l .1 � a. ., ..`u��`3 �. ti �, ..! dr. r � �'!^� �. p.�: 1'.^ .,k.. ..,< .�'Y�' ,.� . ,.� � , . , ,. "n - �� ��'�. _. . �,. _. ...,d��r .2'w... ..+.: .a�� .�. . , n. .::_, . .;. w� .,� . .; « ��. �•, -.. r;,d•...��: . . ,. .. , �, .. �.. �1, t .� . �,.�,.. �e.�J a�� k' ..,.:. :.. . .;. ..$ s... „�„✓ ,.'�, � .... x�.,. .:... .tv I ,.. ..... \3 � . �� -.. .�� . ..+4... , . .. . . ..< ., ,.... w ,..,�. . , ,� . .� ��� , ¢ b, r , , > .. at , � 7:�.: �' �� `� � � . .k^.. ... ,... ....a. �.,a... «. ......... «. �,1 ���.'��.. ...� ,, .�., r . ..,� ,. ,. ,.....�..�:. <�e a �`. .,.. a,M. ..✓+. ....., t. tx1 t .., . . �... 4.... �.::..� . �� .. . � y,�. �: .a., t'. Y.x.. .A� �ro.. ., a �...:x8 ....5..'4.l. .� �.ti.. d �. , i' .::i.� I ... . . r.�::� e ,� .r A° .. . .�..�.. .. .�.. .� �.�1�� ::� ��- �:� «.�. ,. . �....�� .;. m w.c. ,. , ._. .t r �:�. ♦ . +�:,:. .. � :. �.e$...3 ,.�. :��, i �...4��..$� �. .� � a .��:. ��:���� ,... �.=� � Yr .P .. 41 �"� ,z.,, �' �. , .... .., r' ,� r. . «. �5�:�. ,,.�.,..� 1 �. • .. '�,`. , , � r , ., a: � . ,�, �" �.. w t��: tL e ,�,u,.. ,r. s � S � � . � "� �i �., ,P3� .. ..4. "a .4..�......, a .� ,., . . .�.,. ...:.�� c. :�� � � � x���:�k ., `t^.::, � . .., . r r ; .n., +„ . �'. j✓;;k: �, ,.. ... .e ,,.� a"� .�.. .<. ..r.., e, .k�'�a. ..� . �. , _« ,�' .., ,::� i ,. . s .,�, �t. ...... � ,...- , ,,. < t, .$,�^ �S. &� � 7 .,{. . ,-�.,, r, r �p .u. , 1�. ., 4�r , . . �< � , » , . , �' . :�.. �`. �„�.� ., . ,. .. , a .� �.�„� a,�'�„ ,»TM�. . .,:, r: .o�k..,.,,.a��' . •- . . ..:.. .. ...:�t��. � ., r, z ..,. ��` ,., ;,..:�., .� �., , . �`.t a:�. �. :;& „.+.. ."�x .. `' , . .„ e .. .., �z w......, F...:.., § ,. ... �r ;.�s n�� ,,,,.. ..� ?a ti =... �:.:�.��» . . . , ..:.< < . . . ..� � ,. �, .,+p�r. . .ck�i$ .,;;,,m� �-t �..,. „ ..s... .. , .....�:�.�.,u`3.,� '�# .'r .s�.. .� .., , k,t,. .� � G ,. ,�.,..�.,r . � ::��.. ;: . ° ::..,.� . , . .. ��.3�.°.ri... �Fm.✓ ,ry,a. . ,:..,..+ .,y, �� ��.�r •E ,. .... .�w >;.. ,,, . .�a , ;:,, 1� +', 't�' AC.�r., ..,k.u, `��e �.�:. •,.�.4.... .".�. ',,� �: � �. �., , ...., . ; . , ^ .�. .�. ,... , .., . ,.,.. ., . ....., . .. �i , �. �,.. .�: � ., :�;�. , .e.: � . . �. .a ,. '* ,. � ,... ...._, ....w� , � .. .:... .. ..4r', �, .. . <... . . . ; K �i:, :. . '�.. .,�. ...,, a . �.�.J'.. .. . �.,. ,� , ..<.. .< .. ; �.�:�, ,a�'" .. .,... ,. . , .� :�. . ,. . . . . :�+.. , ..i r �:w°i .r .�:,... 1 .�. , � >ar, ,,... . . ^,�. . .,, . w:� t .� : r , ' .��„! .� : ,�„ + .. ���...,. 0_�. ...�., . . .<,. ...r..ii..� ....� .. ...a. .. . .7, . . v,.. s ': «�.x ,t . ,....',. . :� .. .. �,I ��i�. .� t .w ,�� ...,, ,���Yat. .ro . ..3. l :!r .. .., ...r« , .... s, _,. :.,.. , �: ., '.�, �M:� ,t......... . .....�. . .-. . ..w �. .�... .. x;�, ';., .. ;,, :>, ,.,l�'.', , :^�'�:1. F.,;.... ,�.... �v.. , ,�P.;�,� �.��.. .�,�...§ . , ..3`+, t, ..x�.. 6 rfi�:�: .�. _� ..:,, . _�.��. v�..� �;: . ..� „�. ��.. u • . ��� .� ., . �h ":. ,.. .., �e"�'+�. .. � ...5 �,z.'Y:,_,r am�.'» .:rr.. -+°r ..,,.:w a „,..�. . , ,, ,. .a �� r:a , r �.. ��.. ,�: . 's. .,s=:., :�'"R � s ,.� . „d..... .. ..... . s..:. . �:..,�., .v,. � �„.,.�. ", 37�;t :..� c . c .; ,. . <:-,. �s ,_. . .,at �.£,.'.,�: � , ... ,.,.,4.., ,a:4.. �4' r. „ �r t«�...,s . � ,..4�. ,. i; .:., i. . :k,:. >, :�. ,� , ,:.. + :. . ,;.:: ,m�.. x,,.. �+ . .��: o r... a . :.., a . . : '5���� a . « ... „ , ,. n.. 1��.: :a :...w .,. . +k . .��.,,.. a ..,..x ��3a y, . ?, . �� , � � „ �.:. .. ���:i v��:� .� ,� ., .. ,r p. � .�. �`'3s.a d a.r f....,�..`�. ..w.r.c..,�. . m. . ,. , �' .,,..... ,. , c�.� ,.�: �„ > _xn.,� .,.. ,�#�+y , s `� � .s, �^' � . ... «.r:. � • , � . rv�, w � ,.�x . r«� , �.. . . , tk. >, .,, 4 r. . .,, � �, a; . � . . . . :,+ ,, .. a . , , :3, , �... �; � E' � �;, �,> t ,.{ . r ;. ��m*. : . ;, , . _ t. �,� .. � •�. r�. .,�v �: . , . , 1 i � . . .. .� , .�:. ,� . �^ . _� �,. , .. �, . ., , �.w, . .. , � � . _�. � ,��. , w , . . .. . r. �, � �. ... . ,,,,. �� ., ;4� ..::..: .�� s¢:,S=.. a:�i� . .�r. , .v ,:.�... . :..� ��k, +. ... �. �:1�. .x ... .� x. ,{z::= s .:...a 4 �:�n.��.a a.. st y . �: . �:. .� we ;�:, i .;:� .r.. �A,.. .,3' ta.:� '�,; t ..., 3 , , ...«. �,r...l.... . .. �, ,� .�... . d.. .. � ..,. .d..$. . � .. 1 ,� a ,.. . . � . x rl. �s< , ,. , �,, , �, t=.,,.� ,..,� . , . ;.t. ,. �....., � , � , .,<� ., , ,,.. , . ..� �.� c , , , ,'� ��.,.. ... »�. ,... a.. ,F , ...... � .. .,�. n u Y_.s,:t. . ^�,.....,. .�: , :,1., a.. ,. ' . ,... ....,. .,w. .�,.,...a« c, .�,:?. ... , . ..��. .,.. , r�:,. , ,., ., . ... �,.'. ,.. . � , h ��!',�%,x i� .. ., . , , a.. s. s.. . :T. .., ,"�..... 3 s .. ;: �i , '.. . . . , . . x .. , �, r,� . ,� � P . . ..,. . �., . . ��- - y +. :_. _..., .�:� �.... ,. . ..�. ,_� .:..,, x . , . ... . _.M. : ; . ... ,. , �. +. , :t� ..�m,... ,.� _.�__... _.' __.».., .. ;: ..___..: .., .._ . ._... _.....!,.w._� .. �.. .�.. __..m, . .� , � . � ti. � � ._, �, k .,,�, . . � , � .. ,.,, , � � . .. '�� , . , ; � , . �. ; � . � . � , , ..:,,� . �' �...a. . �,...�.,. �t�.., c�a�.c�.. ,.�.r.. ... , �.,. � .. .�, . ,�:� " -�- ..'4r.. .; _ . , � . �� . ,.; ��. �'- +. . .�».."«� <..>.-. �5+4�, .,r. �« .g... .... .,s...vi a e �m� .. �,,,.m.. .,�. � ,<(�,.: ., .�: .. a. . . . .. .*�� ,. aa, 5r: l w . ,: ;.,;'�,r ,� �;°"� a`^�.,�..._� , ..,u...,. »��r r. . ..Y.� a 'r" ,Y .v e ., ,_.�. ; ., ..-< .,.. d'�, , ti , � �.., -., 1 i,. ,. ., ,..,.. ,r ... ,...n + , .r . M�.:. � �:' ....,, x . .. , �. :r.,� J'3 .w .,:.,� ..i,s4....,..a�}..,�.�+. ,....�,• ., .� .. ,�;:`,t "s ,,.:.. c<�a! ,, , r t. i � .a ^Y' 6, .,s.�. . �-... .. r', p„� b G...�b t4 ... � .,..,. .>,. .! : .:r; �c... �k s... t` r . � , t � �, kF ..ti �e,r*. .eF�� �.,:' r. '�.y.. ..4��u�(t 4+... �.. �' �° Vk .,. . {.+;.Y. �;.; ,.«.. � �e. , .w. .� . ��:, i 2 , ...,",'��S'� . �... k v+;Jt ro,.x.w. , r:.;'.. . i.:�:�. .. :.�.4� .� ,:�.� a„ ...:. ��� � ,,., s. ...: + e, $�:.: � .::' ,,;�:-. . Y e k...... �. x ..� d".f,. '4 �„ �,C ..� .d.:.. 5� .�.,..t.. . .,... ,, , .. , ... . . , , .3 .. �.,. .. •�.r , a�' �'*� .�'.:� " N�' . ,, , �"�,y .. . ... ,. ...w:..v t,.,.,.... ,.. .o- « ..., ,. ..,. ,�� .'z.:.... . , a... :r�. . , ,��K� .,,, t . r. .�...r+.., ;s ,... ... , s ,�.� ... c: ...�.... . ,.., .. . ,.. .+. .. . , .:. S . .`�. .;,. .:x� .�. ::..,, �.�.0 , ., 4,�.. ... ,. . .,.,. ,t°Sa. � 1�: ... t x.. .. .y. . x � .,: . ,,,*�� t A:. � ,. .. , �r a ?� . .. . � „;,., ... .; . .x ,. Ix.. �,..., 2 m..�e . d .�...5� ..� 4,� r:. .$.: ..:,. .'' . �:.. e>. � t x t�':: «, . .... , , � .,,.x.� 2�� . � .:..�s. ` .� . . . t.,,� y ......m. , . „. ��:: ..� 5..�.. � � � .:.n �.. �.... . ,�..:.. ::: � ::�.5 .,. ,.. .:..ry. .. . I � 4 , .` ^ ' ��'�'.. $: .F.Y....� 4 ,..r'. .<$ w ..... ` ,�; r ...�<� a4 �. a�. :, .... , . :� ( , `"SA.. .e i. tm r.. v�:'h ��� e, .. r .., ,. �..: .� . ,:, . .:. . , ��:�` �' :,:' �,3;�,.tihr. ..:� ,. . ,_ ,. » m .'"�W ... ..z... 4 .,�. �t w,��s����f -s..�.t? .. . . ;. , �+., j �,� . �.. v. .z ,.., ��, , ..... .� . ... . ., ��. ;. .,�u... �... . ..�n. . . .,.,. .� .'sa. , . . .. �.:t._ . . ....,�e?' � w 9�. J'� _ �... � :,r � „ � ..�: .� : „ e�;.. .,....., . „.F'�7§ :.:d�, �r�,..� .. ��,� "� 'h "9. .e''.-t.. a ��.��... ,r, �:s.. .,, ......�. � + 7...,. � .<r . :`: ,.�� ;.1, .� �.;. s ..a� >'i ,�.� ,.� c ..�.:� ��a \ t� ,.>..,;:k. .�� 9#' ......,�,�, , ... .. :a.a ,.,..�. t.i ,.�1 .,..�a �.: , , .d � a i �a�.� - �. ",x ,. ,t.�. .,a.,� Y;:�, .q �� . m+ .e:.,, .s�k =,�.:.� �1�`"' .: � w ..... '� �.,.:, ... .�.:.. .., r� .�.:: �,�.� �, . :, ... :. .. .. . ... : i:°`a�,'� . ..,. �� �.::tixi ��.t.` '� w:i'....., � ,., >w ;.a,�.�:`\L..$ 'M1 ^�:,�y "� ..�...sr .i. -,. �. . ,. ,. . .,.. .:. .s . �... t. . :,� ..,._. ,. ��.,..,, .. [� .. .,�bx, . .. a'. , r, ,., ,,. ,, .,� �; �. ; ,..�,.: ; .. , }5:,, .e.. . ,..4 �.,.,.s . .�� r . o. .. ,L.. .. ....... �G� :�.�:. .«A�.. . .w, . :�� , , ,� �. t , ;; , i..,.�� z ,:,� ,s�: .,: , �q�d.. �m�':� . r . �' A rv VF,��:�. ..+.. ,t, . ..��.� ..... r,,:?. . «... '��, t . ..� -� � Y'.r. . da..w:<. R. i �. .b .�"w....�..a . .�: .a. � :, �u l g ,:: r :tf�..x. .� ... .� .:�"'K v \,. .a.. . �� s , '"a�. > ��.v Ci.� �g�... �^i+r�;,,,�.,.r.} ,.. , ..t�4� N •y "°� .t.. r #��.�.., ...�... . , a �4 ..... .. �q t, . . ���*� , .. .. i ..e e �.4�,: .. ��. �. r. ' �''� a ,w , 3 >. .� ; a.. , :,� "" ' �s � , r .;a�°� u°.. ,w ..,...r� �",� , . ���.... .L.�.�� � . ..,. -, , ;. , x �., ».- .< : ,..: o �. ..�d.. � „ . . , ,� , a. , . w< � rr a . �.o ? ' : I .. �� � . n .t F , <� t �..; .'"� ...v..�W f .. .+<... ,F . .,"v. +�,:... , ,s�a 1 .;� ..., .. . . .t � , , ,.s. .. r�. � � . ... ..,. . ,... . .,:- �.o �:�e.� �1.�e�9�°i ..,..,. -.,- . ....N�. .. -�a, .�x� ..,... �'� tt'�:a�:. .,�s . ., , . ..., , . :, . �..: t ';.43 .. ?. �� �',... ,s "V� a .fa +h; .,. .> r.. .x . 3t : :. ., '� : , r .�., *,a*� .�k° .a . ,u,�: 5 ��^. ,. �i �"....t.r�' �.3� . �` �w•@ ;:., ' , 4,.. �. .. -. ..;� t . .. ... ..; a .. .t o- . .., ��:. .. . . a :. ,:: . �rf ��� �..� kdK.C i..,.. ...,v ...�. , `k„ i�'n r+ :�.,, . :.;., t ,. . � *, ., ..,. _� : ...Y e �+�,� ; �. ,+,r��' ',� .x.�^:, x . • ;.: � t:�;. �§�` . � �"� s. . v . ... �, ; . �::.m�: -�.., i w�:a" ? . "� „e ... . x ( ..,. .. .n :.r. �. F . .; r � ., U ♦ w t+ ,... � . ...� a .... . , . � e � .�2U�',���:d ' � 'F'�'. • x' 3 $`i3,... ,:_. ,.. .x, �.. .q. .,.s t �,.. . . rt.ra , . ; . , �., e x ��. ....,. . . . t:�k,T ,��.•,,�*,'L , '.� .., ..� �....� .�.. ,. .t,.�... .�..� . , r.. ..��+ t..:� i. � � .�i�...a2 , ,. , �., "� ��, �,� ` . . ,�����....� . .,': . ..r„k� �. ..a«�:�a , ., , . . . :�. .t . ...�, c. r. .:t � :.„ ,. , �<`�..�;e ., b � ,��r. �, , . � . � .� . ry , 5. , �� r . �. ;_ . m ..� o� {. . . , . , �. , . , `f x . ...,. . ,.:.. � ,�� � , . , , �. r . . . � ,,_��. Y, � .�.� ..t ... .r�a,,.. �. .... `� � ... ..� 4 $ �,..: '' Z � �' ,'�s'�,..,.,?Y 1x ,,a. : ..r� ..�§4.. �:n Y..W.��d.i :..x. .:. "� e�: .. ��:.:; �.:��.i ��..MVm aw v , i.... ...x�..: . . �. � �,.. ..t.:.,: ' . , � �c ... �. . v . �, . .,, ,., ,, a$ . , 1 . . .,; F � �� �;�. r • �. , x <.. �� �., i 3� t", � .m*w �, .""�.,.� � . d , ?. _ .�,. �, �t,: , � > .; .. 'r n, t,._ ._ .., . ;,, ; , +� :; . ,, .. . , ,.. r,: , � w.,�: t?,,� . : ,a . ,, ,.. ,s�.,��. .. , t�� � , ,. � t�`. � �r. �9". .,,.,� �.:.. f. a ..:..,_ 0.,. , . .¢n. to �t�,��. .�,�., .:. � , . ,..� .� ;,;. , , :.�.t �. !� � rir,.!. , .�. .s�.. ,.f :.,.... . n.a,� . ,,. t� .: .,..Y. ,. , ...��� 34"�+* . � „�,..%��.,� �.�, ,_�'�. d, . ....^.. .� .r ,«., .,� ,�4...:�. � 1��. „m.. �. .3 ,,,, �:� .. ,. ..._. .. ., , � ...e: , �.� ..� ' �+ �* a d .�e. .: �.: �. �.'�.,.. + ,.;.�. .�, ... ., . ,' .,.. . > .._..v ;,.�2 c..� . , , +� , � p �; , � ,. c. . �.,x r � �.� �o �.� ,:r ro , .z ,�..� . � . .. ,w� , , ���� �,,, . �. .. , �. > �:^�� r h,�.��:. ,, ..<,:....� .... ., .. . -� � a �.:,�� ; � � ....� '� , &...�,. .+�� ,r .., :r. , , � yi �. ,�.,+� ...i '�k.�: . `....,� t .��...e�. . .: , P � � �,1zi; �.,. � .,,; ,,. � �rYa ,., . ..r�?> , , yp.+.. �1�.. �.�3�. ..� �... ,n.,,,:,y. 8 .� ��... �w.�� ,� , • '., . �. ,� �. +�t�.�.� . .C I 7s� .,.,. .: ,..r..:: S . , , ,�:.. , ���.: „, ,'r� " •" . ..;.#:�. .. .r�.�; ,,; .: ,,� :a,r�. a� w t�<ai ,4 �1 ,.t i .. �. „ . � �, n, x, <x °' ,i .,.� � , � �rv �,,t t., il�,e;� . ., . . ., � ,. t � , � �. . ..,��. ,.. � °P''�. .,. . :� x..,.... - ,..�. f.. r < .�. . . �.� . .'� w.., � +:, „« , a ,.. . ,;?`�. � . � � ;�;..... '. .».�,..,,».w�?+ � ,°.". � � � �c.. , ��...�`�r .,.. ."w,. �s�. d�. ,, �� .,.n��r ,., =s� �, ... �... t �... $,�.. .�? -.� ,.. .. ..t .. :..� . . r,.:,v:;' _ � ,r„ . .,r„.:.. _..,�:�- . �.,:,.�,:< . ,, t, ..s. .:.'�z.:t. '&r��. W .,..,.. �a �,�.� . �.��..u„,�� . .. ...� . . .,.:���,.. . ..t.. : , �. � ..i: r ,r,�}t,.e 4 , . . .,: � �-. *..�#. . .a . F ,.' . , . . ; ��.�a.,, v :�� ;x ... vv� „,.,,. ,.;. , � ; S k,. • ,'�;r+ ,!-�E '1� �3�L �,: , �t < . ... . a k ,,,;.)�r ,l �?4 . , . .) �t af�� . ,. � �� _ � �.�h �Z � .:.w... �' 4 t. �:����. . 'u T<:: � . ...�� . �. . 4 �..; .. #. ;:� . . � ` ,t:o-w, , � �.... rz �ti, �)�...>;. ; 'z:.. �' .'� �b.a# .s? � „`F�. ���,.�J. . ,.. . . „ - , �.. §,. . �. .... ` :�� '.+',. `,' .� :: , „ ..: ��.a, ..a�t``, ,,� a,�iw��...�.��,���:1. � :�.'1? �,E�+,�� t a �yn'. y,:/1 � °��� '.} k 'i" �,!.j � ` � t^� � •.•`.+f .. p *' i;r�9 ,cy. �'ai�... r .ta `+.S"!!; .?,�Mx.. .,,.:� �.�y ..v� m � n` ro . .�,xi�., ^;i f .. t ,,.�� r N . ' ...Y9 '?` F Y,�-st'� !. F i + ` � Y '";F�.:, r a. ,.., sr ", '., . : �:;:�, . .�:�v: , .« .�" .w �.��, ; ,::•, p. .," s'� ' � ` � ..� t .N. � _ :. . „3 '�F� „..�:. . ��• � .: ,...�; a8.,; ... , r,„. �z�;,., � �� � t.� +c, r;r.�. ��s: , . : � � ', `., ;. ..• . , � ,.. �., t" � . . ,�.,� i r,, . . ' �.. . , � <*;,� '<-��..��� o x�t. 'i' 3. �r<< ' � r� ,� ,��: .' Y ".."' ' � ��,r .•� r ..�. � -f .� .� �..�. _ ,� ?. .�a,' ., ..I ., ,��. .: . „� ,,� ,. �r, .�..r�. 4' stc,y..,....,� , .,;:., , . ::, . .. . :.� . . ...:..., , . ,,,f , : �",,.,;.,�'� ,t�':.a��,,,,� �n,. ;ir . .;.: '•'a �.:... : . ..,.�: � .. }. �, 1:�� a. .w:i '�s �� �• . .� .., ,. , •- , , � ,� ' .. 1 )„ k S �,i ?� y� h.�� . � � , � , � ,.�� .�,. .. . ai . ,.� ,. .. ;�� , . .� .s ;. . ,, � .:o- . , . ., � , � , z .59 � � ! E' }> ..� �����:�..� � ,. .. ��7. , ^ , .� .« ^ . 4, � . , p,, ; . -.�. ...� {�. .. `�.:. � f .� ..�` �� r�� ' ` .-t��� y }� ��l r ,��,ti`+a"u„ tx�'i S� r� ��. i .�. � .. . .,a� . �• ;�� �.. ��� r � I s �� � ; , . a q � ., � ����.�� � yL....k_".._ � � ,.t,i r.r .,,� � � fi ;.��� F �n> � � � �� . �_ � n " � .. e. . . a?�;: �\ � ,�`k ��i s� .�.: .,..u;, " � �� �.:� � e. � 'i � � �,: � � �:. "� ,u�i 'Y. kt�1 r F � �.:�* �46�, � �:.�.., v,z p+�a,,;w��..� • .. . , . .c ; .K ; - ' _ : S � ��" i r'.. ,�uL` "$* # # j f c�ti i k � ��3 � 4�'' !6 /,�� '�. ` I �'� � �i° � � �`" �" � �� `�� z �, � � y ; k�� �,�� � .�'�,�..� a �! .:a�e «� .y >i tt*i�`�. ,L�,?� � ,�,�"`.�"�' y"�,., ?� $f. f' ��: � �;.p '�k'-.,'�.:..,„y#^�„ p ',t' yat $,��, �� tF i` . Yi,. , . �,,, ,.� .�'�.�` �': _"� �-:r- � � < ' , ., �._. ; .. .., _.� �. -° . , �y!, x �.°sa�. � ,..�� ,� s. ..¢.: � , �. ' � w„ . �... . . , �.,.. � �� �:c�'. ,. .�°r = a � ;�� #.. � �.... ,.�,..::,. �,., , : , �r . ... „.. � , . ..:. . ,,.t. .. .�, .. ,. '�;. - ::� , �:1f�..;..,.a�. �. a r s....-+,.r �tx,¢.� ... r .. . �� " � 3r,.„ .>..,� .,:. ,�„ , , �, ,,. „ ,..,.., ..0 . . „ �,,' ,� .... '�,.:: :.,. , , :.:v �'� , . '., .'t . .' ., :, .< . ...��: t._.. :,„�„ , ... . -... ., .* a�^ .... ..�.:�. �. ,.,. ... :- .... 3 .;-.. .: .. ..... .,,...,� ., '�.ei ,. _ 'a"' ... `+ :». :. , �. x ._ .,.,., .o ,: . ..:. .,.-. , t. , , ��i� .. .._. +�,. a..,. .,.. ..., '..� :,:� # .,. 4 rv.. ..x .�..,.,:�.. s .,,>.�. ..s^ ti s, .a.�. ''**. _ ,� m .,s....... .; . . ..:.y. �.. ...S ._....�-��, .. .., '� , t - .r ,� . �.�� .., :: r >;,.,, s�.: ..a.,.. , a,. a.e ...,i��%,. ..�.. ,�„"�.t'�.''m��..,�.�x�... i ,o.. -, .... ,... � .� a ,._ -• -- ... s.., ...:. . �..n t.�* .s & �a ., � �.,.,.,. � ...1 i...,ii...,. ,r <<.• ,....5„�...sa,���:. �, �r,.��::. � .,��...,...i�s;.,., .c.,,e.��,,,�� .4`.�,'�'w ����� m..:�.9 ` } , t:�,�,.t z, ,,.... �; 3.,�.�. t Yr.... . �.;.... , „. ����s^�' ..'..., ,r. ..,„ . Sy,�"�"� ;�„y .w,y�� ,. . c:: ,a.. . .. , �. ». , ., f ' ,� ' �. ` °i � w rt --•. , d.;� , .,, .��. -�� '�a�v�+'�`+�'�� � � .Y �; �,... ;.,y�,Y s . � .�R. .� � ...,_„ . s„�.. .�:?!.. . .`_, ..�.,�.,,> .t .:t'` /'.'.�..... �:3t.�+,,,5�.. S • �•",•,. .. ... �.�'.. a '' e= * � . � .�:.�,,� ��,� µ. •I� • �. ..:��� �:� •. ..��- �. . . ,�'.4�. �. e .�µ��mw : .� aw�"�;: 9tM�, , �'.�.- "�.�. ...�n a ,.t`" , i" '-�C. .•" r' p' .(� g ,d�" ti�1 1 � � � , . . , ,+. ;. ua"�'+v4 • � �°"�m�. .-'�:o ' ��� ",".� �' �^ �` �'+� 'S' p�{ a {�"a��: - ���, �.�. ,� .. . , �,�?;� a. � . � . , > . ,. . .. . .+ ,. � :�a. r � �' ��m. ' ��.C�` � ,y�`,.Y� . .. ., �� ^. 3r.^ .,.. .. � • •:v � � � .� . � . ��:,� g. a .-,,,, . . ��,.,� :,,.. , , ,..��.m.r ya'. � i e 's �+, „�.. ... � �: .-. -. � . . ,. :. ,. . �.. p�: � � <: � » . ^w �. 1 , . : � .��.46 �,.. �,�':. `e. .. � �t 4 S, ��S� .. , ;.. �y �.: .e �°l r� A � � _ ,. ,� ��_ � � � '; ,� t � :�� � . , � r � � , . �, ..>� ,r �..,„� t�,v�_� ���__��""'� ,x. ..�:` t - "�,.�t�� �. ' �s,�s�� w ���� .� � ,� � �., � ��_. �_ ,. _ , .�� ,_���_. ro,.� ;, a. . m, ., w , w •- � �, �. _,: ��� .r. �.,. �� �.v�;':�.,�. � � �, > . <. . 1u �;�, .: , _. �,,�, :: ,,., . �,� � y � _� ��� � w�.R� . ,, r .. �,.�u ,� ., .r��. .. k .� �. „� � x: ,. "a•��.�=.`Yrtt;.* r4-^`= '�`r' �_; �� f ��� . ,a , � ,. ;; ��,.,,. .„,,,,r= .;: ,; '.^�, :� .* °,. �.:,.�k,.:4�:;. t a a::�' "�..^, �''c.�:.d'r' ,"�F ,.,��.., �".�r-Y ..s*�� ��r vY' ^':w., <.�. ,�xvw�:`n ... .. +�� . , . ��. � xi�.:,,..a_..: , *�'S� .. , ,s... { : m �;�'�� R.,�. +r.�S'a 'a .k, �. �� w.�. -.�. �t = a�:, ., ,„y, ....av... . ,. .: » , , � .�n `�5.<d �a' ���.�d�� �1� ,.r 4 ,`;�-., , . -�^ .,. ..,•a. �� � y, ,. . .,� ` . � „ � ,. ;3,. ��,., w�,� �� . � , ra l �� a�3 .e r. ,,,. r .»�� .r�°' & ,� ;�.".c ;t�_-.,.�¥ 't+„„� �.. � ,;,, ..�, �� . . » t" �,a �.•. , �.. , .� �._ , .., .w.. �- .�, ,... ' ....,,.. r e�. ..,. � . „r.;. .:,».. r�...., ; :.. .rx �;. . �`.._:" .z,.:w' y,t'.,� �+.. � � � , ..;. .; , . .: . , -�� . .N .,� ,.�, ., �.�,, . �t ,,u.,::�,...r, � .,. .f,k.. , , �„",+s' A"k... s� . . .. �, aP � .,..,, �wa,, . .. '.., .,,�� , ,�,e, ': . ,: *..h.�,.. .. ,�;.�r ,..: a,,.�`"- �� - � '+�'"�° .�. . . � �:a : ,, ;i . . " .. , ., .. ,p �t � �+....t ?, .�� o- . � x .,'r.. k °.^,i �t. . �„ ..: �:. ,. .. , .�:,.. . `� - 4�e�. a . �' d.�' • r � *t, c .�< r, ���' :. �.... , , ;'^ . ;, :� k� >.,n,� ,�: �r�. ' !::w. �� � .�...,� e" �. ' ;. , �,� •� e^ _ �� .�, + + �`.' �,;�,t.., z�� ,.;;.�«,"�^'� § .:' �:.rrv .` n.: •^ n. :. ,,, .. .:p�'Y �' 2: � n A .it �.. S , mte: .} 1i 'ie" , '` " e »k " .. J �,r s x'�M?. "` ,� ° , ���^.. , �,. �. < �. . .. x • � ��. � �..�. .r; @ F �. .P � , � . ;, ..,.��. , .. , . �; ..�; a . ,�.,. � , �u, �� . � � �� � .; , ,w t w � , .kj,. �b.� : , ,,.� ,„ �� .� „ .. . �,,t` a� .� �.. �= . . r. ,,. � ,,, . �t ..,.- , ,_ s , ,. ,_.� � +a., � . �. a�,. . � � �..3,.�, �� « ,.,' ..... r....`�. ,.,,� , � .,�' , ,: �..:�, 4-. :,�v, -,. ,... •n . �f:, , v'` �4 : F �,w , k. , . . _ , . .; . � .;:�, .,.. a., c t=, r.. ,i r, u ?<" s � , � a'. t. ,. ;. , w. a�_ .. , �. �+ ., h . . ,. � , x. .� �" . � .k` t.,r� , a.. , „ . , „s,. � . , &.a. .. ., , ,. > . r t . . a � � . n .� �.,.. s ., # , � . . � : e_. � �.. . , � , <,. .. �, .s <.m . Nx ,st �„�:� .,�.���.`�{.. ,�� w , v,: .; ., .,,.> ,�. ... , ... .� ....r,. , es...'i , ,� ,:r. � �, r.€ ...��� �..�''�. �. ti..,�.:�..Ea '�. . .:�.��3�F. ,�� , , , „�,.. �� .,,�y a ,. ^..',�... �.:. .,.:..,, ..,... s. . ,r:�� . ,a .� <..:�' . v" , 4 .. ,... .h� r �� 1.. .. . .. ., .... ,., . , . .. ..... v ._,,. ,,w" :ku� . � ..w d wwP..:: t. , a... >,.�:� •� .... . ..,. .., �. , .._.. u.. �. �: , m- �k � . '� . <. , . �. � „ . ,. ��C .. �'. » . x � � „ < , F : 4 h.. , - � � , . � � ,r-� <.. ._. ., . ... #.., .. .,�.. .. ;- ...,..� a, , .. . .. ..:.: ... , .'�. ... ... �.:.W -1 .s.. a !". Y...�:#� ,.R ....E . .t �::...�" ..+. ..i�.. .}.. .�.. i. . , ..,.. . .. .,. . $�. .. 1. M* ,.P,�:u� � , �� i ^,.. .:x ... . ..:.. \�..4° ..8 .. , ., .�. . ..... . W' ....v ..:}. .... ,.. >.. .x... .. ::: . .a. ,a. �:�. R r ... ..� .. .� ..,.. ..... .. a . �.. .'."%hn.. ,. . ,. �.�. . ...5. ... ..e.. . .�.k.....5 W i v..� ...r .. �.�. P, $�� r a::.r� a� . ....�` . � 1. ,e ,. � . .i � .,.. ... .... '"'?�.. .« A@ . .:.� . .�:: � ,. .:.. . . ;.:.. � i4 � _ . .+.... .... ., � � �.. .:.. � w , . .. _ _ �. <r � � » � � � ��.... . .e.. ':' . k`�..� 4 , ,..�., k ,.:.. '.: .r' . .•:"4 2�. � .. 4. l� #� , � ._.., , Y�..., ..,._...,�� . » �...�... �.. .. ,. . _ �.�. ..a.��. '�.. ..._. .,. �; ...., .... , .. a .��...... .+ . .... .c ,. . � '� .r � ....:.. .�:,. t ....'��. . .� a .._. � .&a.. . a .�:.. a , ',.: �, "*�w-:. , . . ; .S. �,. a. ��r .-�;. ... .�.,.._. .. .,.r . :..� .. Wr....�.., . ,.:. ,..� .:.> .. ., .� �. .,.�.#1. ..'�..� :..>,.. ..„ ... .: ,.. P ., �...,.:. . . � .,+ ..., ..�.+a. ... .v. . . , ... .a . ����. ., r.. .-. ... �a...�... ..,,� . ,. "� .... �s . ,; ...,.. ..a .� �. . � � , , h ,, �„ c� a. � . .. � i _ e . <, ,� t . , > r , <,; . . �t, � i .. . ,. �� ? � x . � , . . � �.. > , Y �; �, . . y � � r , �. ., _ E _. � ..° �, �.. `� ,. .� . � 's, �, _. , . z � � , . . . m s � : ° E r � w :: , , r � �1 � �: „ a � , r , , w .: . , � , � � � _ < ., , � . s . . . � .,.... a.. ;.. -.... . wr .. "��.: .�:r.' r�... � � . 4i$. .e. .�C ....a.. �. . . .:�f. .,t. . R. i, ...t.. . „... . ,.. ........ ..`9. .. . M. �. x '..':�: ..'w ...... . . .a '2 a,.. .', i,: .... t,.... ., ,�,. .... . ,�`... . . .,.. '�.,.,.. ., ti e n... !°v� ..,. . .,.. ° ,.. ..-+o- ..... � e .,... .�.... .... �^s� . . ..:.. ��, :�. .�� ,,,. � �,. ...,. ... . ..r., : , a:. .. ,. . .. .3.. . ... . � .... .. d�.. . .._... . ,� . .. .�e.� �. 'h, . .:. ,.w d >�.�..�� ..,... .,. ....,�. ..c ...,.:.. . '„�.: .. �.� . ... .. �.�.. . ... , .F. � w.... ,.. .... � 1 �. �S. { i *� .� , , �t... ,4 . ,.� ... .... ....i r `�:� '.. � ».. .:. .:�. .i .,. ,.... . ......,i �, . ... .:. ... < .4 ..r r... ��.;:. 9. . `'r �S. xi. .P,. ... ..,.. v . �,..n..h. d ...... +:, .... � & . ... , .� „ .i. �..n x .�' _.r. . . . .m. �� .k ��,� : ..�.� , v . .,..,. �.�' ... I ��ti�: ��". :��:, s '� h � > ; r � 1 .� . , � , a-.�..,, � ,�. ..:a �. o ,._: .� �Y* :��:. � ��x ... . ... .� .,� , .�.� ... ,,. tr . # .. ..-�� . . ... . ,� ... ... ...a. .. �, ... .,. .i 't. �c ..d . 7 .,.. .. .,.. i, . ,. .., . 'q-� ... ,�, ..: y� � ... .Y 5.....a . �. .. .:. ..i. �,u h.� . ,.,. . � ,..:, .... .� t .�'.. .t �t..�.. . . � ,... .�. ,...�., . x�... .f ,6 .k.. .,.. a �a. � ....-. . . , '.c... ,.., n b. '.�.� a�x .:s- .. .a :.#. , ' .,::. ,e! ..� .... , . ..., ... a. , . .,,. Le � �.u. r .,. �. .:, .... �- ._.. . . ..... . ., .�..�. _+�#R. ., �. . , . :�� .... .,. �. ., ..a . .. , h� .. �:;. . ..,. � . .., . w �. .x...... „ . � ....� .... .�. ... ..� , �. .;:.. F �, .:.� ... , � � . ..�.... M . ...., . ......., � .�... . ..��. .s:: � .. ..... ..� § �.,.� .�. , p .. . . . .. ... ,r.... X . ..x: .,.. . } . .. b� ) , i .... 4 . '. ,r e'.. . .... . .. .......v.....,.. .-.. ,, m ...:� . ..� . , 3 �. '�:. 1. d N.:.. ...... r. .... . .�... } � . Y�. �.�.'. 'ro d^� �.Y�f �r k.�� mb�:.. ..v . .H. �'�.,« �(.. . na.. ..$5... .... ...�: �. , a:.. ...v .� � . .�., s ..i c.'. ... 4. .. \. ..r. ..�' .� ..�sD. 5 .:..... n 'x... ,...r � .:.:a� ...�.i, � �-� fi. e a. ,.. .... :,. ,<.. ... . . �" ....: {. M ":M� .Y.. .�. ..�. �t ..�zu�.... �, � ,.. ...u'� . ...�'i..�. . .v� :. . . #.. .,€ . U. .U .,� , ..t . .:::. .fi :�.f '.. .��.�§. ,n .< .,„ . 5'.. .�,,.. ..... . x:'� . .,..w d' ..� ..:.. �n �4 r . .X.. �.. , .. s Y.. �::.� ..,. .... r .. ..,� a� ...� �' � > z .. .� �.�..:� .�. .. r..,a�. .., 'E. ., ds.>;.. ww. ... a ... , . � ��� a ,,x, ,, a� it . + ,, � r �. a� � o �. ,. x ,. � � � 'a �w , ,S x us � �, . � , i� a , r s , � .. a. > s ;A� � . . F ,�: � . � �r �`i °� €. . a r ������ �` � � t,, � � �; � > , rr . +� F 1 e . . , . . �. n ,,. .. -� a ,.. . . e �.-- _. � 4 . � .+� ..r� �. " r, w� • x.. ... � ..�.�.,.. .. �k .,��, „(�. .....,, ., , .. , �,.. ..... .. . . 'TM+ ...... . ... . , ,.'�. �, , «e .+..,. .�_. .,,... �' ,_.. .�.r . .?fh.. .... _,.. ..� . , a . .'e.. "''k, e . ..... ... .. � ., .� �.. .., . t' . "l� r ..➢ , :. a., s �.. e �.:.. .... ... .4� ., t . , :->: x. :.:>.. �.y ... � 4 �.&�. &s .... ,. , ,, s..x.:,., ,: ..� �k,. , a...i.:c �... ., v , . ,..�F s . ,.... .����r�.�. .. . , „�� . ...�. .. ... ; ,.t . , , , . �.:�� a s '� .--� �a ,. . .,.. �, e �,: .... .. v _a... �,. �v, � ..... ..0 -.,�. . . .. , �. ti.... ���. , ._; .P. .... r 7.. r;. . ,.,�,. .«. ,.. �..,.. . ."�'�� . :. >:, ��:��.�n. .. `�: ,. o-S,� , . .. ....«�,�... .. .. . x- .�... .. ,� z:, �a�� . 7�.. f^ �,�. :... ... . ...,. , . �e . � ,. ,�,'.�;�. ., � �.u�..,.,, �i 'Y e� ». P. ,., .+�j�, @ t i � .� .... .� �,� .w . ...,t �.., �,'� . C.k . .'� ai .v:�,;,. , x�,.� .., , ,,.."'�.� .„ .:.. ., '. �c i-�, '� � < . �,. , `# , , .,. . � ,:.x� . , � . x �"' »+ �° , ;..� � u., „��. � ,� , , � , ��a, �. �,. � A . . , � �.._: .. ,_ .:_ m _ '� a� x ,. t u v .,, , .. � , � , � �� . .. t �. :. �". . � P._ _.� � _ �. . ,.. � , ., s ws � k � ,x, . � u �. e ,� , � � a � v � , � , + :, � � 2 . . � . x: �, �...,. ,, � > -. , � ,,� _ � ,,_� �, �,. � � ,: , , # v a� �,. ,4,_.. . .�, , +�, w... .�w .. .,. � t . .�:�.x .�.r , ... �� �, ::,. ,..> ., t.. . .� ..re�.. . .:�. r t ..... .+C , . ,.t�. �... ,. ...�. ,:c4 . . ��.�a. ..��°a" .�,:.. ,.. S� . .�!RtN0.a� . .� ar s .�i?.. . �. t .r �"t.. ,.�� . .r�.. .. .<. �:,. .�. .u... . . :... � �:,, . .. ���.: _ .. .y r ., `cwa .. ..„ . : ..� . � . w .,.. \ ,. � _.,z �.:�r .�.. s .... �t . �� r:� , �. ,. ...,�.. .k.. ,: < ,r, . . . . .�. ..�. _ ,,. , . . ,.... "�. � .as. ... ,�_ .«. ...w.,,3 �:,� ... r �t...,.. .�,a `"� � � .,.. ,: .:.�'; ., . ��' , =;.x ti.. . ..„ _. ,..,W`�wa .... . .r.,�"^ . x�... ...„ < �.,. , . � . �.;� .::.�� ,.�,.gr. v,...,.w ,; : Y ., $�,: «��. �.,.»w'3 ..t K. :..., � p w . �,.. r � . .. ... �., r� .... . .. .+. � �`G ..... .. � .�.�. i+�, a�.» .: ;s, �&'*:v, .�.�.m '�. �C ; .� .. �k :�r .u r':: f ..,.. +� "�t .:. ..�a`t` K�, � .h , :<.:.. ..,�?�'4-, , . . .�.. .: >',ari. ':"`. . � �:. a �i�," .'2t� . ,�1��..:: ti�; ' r�{.�: � w i ....a� s .� .�, , V 2 ��. �.� Y w;.�.. +,>' ^'p3+. ,�„a. ..*;,. +t, ta 4.§ '� '�"�*,�, .P�. �P � `�C k � k.� i ...�: K �:.:k r lt '� ..�', . :w . � �' � .t,.�. .�sl";� s Y�,. ,.,. "�::s� aw �: ' r,y:�,'��, rzaM?�°`.�„`,„, .a�akt ;�.,,r,*a� �, '.s �w���*; � � �A=� ��t . " wr, � � :..,>,�. , �b � �=f�.. ��.. , � �;, , r �� � °�� a : ' . � ^ ... .3 . . '�+ � ,� -.. , �� , .,, > �u.Y ,'+a � � ." a s . � � , . : .. , «;'i�. , . . .�.. .. o v � � 1 ITEM NO. 6B Community Development and Planning Department 300 Seminary Avenue Ukiah Ukiah, CA 95482 CZ ty Of planning�a cityofukiah.com (707)463-6203 2 3 DATE: March 12, 2015 4 5 TO: Design Review Board 6 7 FROM: Michelle Johnson, Assistant Planner 8 9 SUBJECT: Review and recommendation to Planning Commission on a Use Permit and Site 10 Development Permit to construct a 1,997 square foot single family residence and 11 795 square foot attached garage at 315 Janix Drive, APN 001-040-73. 12 13 14 REQUEST 15 16 Staff requests the Design Review Board review the proposed Use Permit and Site Development 17 Permit for Jared Hull Single Family Residence —Hillside Project and provide a recommendation 18 on the site layout, design, and details of the Project to the Planning Commission. 19 20 PROJECT DESCRIPTION 21 22 An application has been received from the property owner, Jared Hull, requesting Planning 23 Commission approval of a Use Permit and Site Development Permit to construct a 1,997 square 24 foot single family residence and 795 square foot attached garage on lot number 2 of the 25 Hull/Piffero subdivision in the western hills area at 315 Janix Drive, APN 001-040-73 (see 26 attachments 1 project description; and attachment 2 site plans),It is the fifth structure proposed 27 in the subdivision, and it is very similar in design to the Thomas Project that was approved in 28 2007. It is a unique design that "steps" down the hillside and has been sited to avoid native 29 trees, excessive cutting and filling, and unnecessary disruption of the site. 30 31 The project is situated on Parcel 2 (5.96 acres) of the previously approved Hull-Piffero 32 subdivision. The project consists of a Major Use Permit to allow the construction of a 1,997 33 square foot single-family residence with a 795 square foot attached garage. The single-story 34 residence will consist of wood frame construction, and concrete slab-on-grade floors. The total 35 building footprint, driveway and parking would cover approximately 10.7% of the parcel. The 36 remainder of the property would be left in its natural state, except for the planting of additional 37 native landscaping. 38 39 The proposed residence is designed to slope with the natural topography of the hillside in order to 40 reduce the structures visibility from the valley. Portions of the structure will be recessed into and 41 stepped down the hillside, contributing to the overall reduction of visual "bulk" associated with the Jared Hull Use Permit for Single Family Residence—Hillside Use Permit and Site Development 315 Janix Drive/001-040-73 March 12,2015 Design Review Board Meeting File No:Munis 707 1 1 structure. Selected exterior materials will be fireproof, and textured to break up flat reflective 2 surfaces. Surfaces will be muted in color. The roof and walls are of corrugated sheet metal with a 3 pre-weathered finish. Landscaping will consist of native trees and grasses. 4 5 Conduits for electrical and telephone services to the house would be extended from existing utility 6 stubs. These conduits currently extend from transmission lines along West Standley Street to 7 utility stubs near each of the home sites approved as part of the Hull-Piffero subdivision. 8 9 With respect to sewage disposal, wastes from the residence will be routed to a septic tank, with 10 effluent materials being separated and piped to the main effluent line that will connect with the 11 City-maintained sewer main located adjacent to West Standley Street. It is anticipated that the 12 structure will be partially constructed on cut pads, with cuts of 10 feet in depth or less. In addition 13 there will be some filling done to create adequate building space. All cuts will be supported by 14 structurally designed and engineered retaining walls. The site is accessed by an existing private 15 asphalt paved roadway, with the building site being situated adjacent to an existing graveled 16 roadway turnout. 17 18 A colors board will be available at the meeting. 19 20 The Design Review Board is required by the City Code to review and make a recommendation on 21 all Site Development Permit applications. 22 23 BACKGROUND 24 25 The site is located in the previously approved Hull-Piffero subdivision and is currently 26 undeveloped. A Major Use Permit was approved in 2007 for Steven and Diane Thomas to allow 27 the construction of a 2,551 square foot single-family residence with a 1,008 square foot 28 attached garage and root seller. 29 30 SETTING 31 32 The subject property is approximately 5.96 acre and located on the previously approved Hull- 33 Piffero subdivision. The parcel is surrounded by the following uses: 34 35 36 • North: R-1-H 37 • East: R-1-H 38 • South: R-1-H 39 • West: R-1-H 40 41 STAFF ANALYSIS 42 43 The Project plans and description have been routed to City departments and outside agencies 44 for review and comment. Comments received from City departments and outside agencies may 45 result in modifications to the Project. 46 Jared Hull Use Permit for Single Family Residence—Hillside Use Permit and Site Development 315 Janix Drive/001-040-73 March 12,2015 Design Review Board Meeting File No:Munis 707 2 1 General Plan: The General Plan land use designation of the parcel is Rural Residential. The 2 General Plan does not disallow subdividing land and developing single-family residences on the 3 western hillsides. In fact it acknowledges and anticipates rural residential subdivision and 4 development of parcels in the Hillside Zoning District. The Plan clearly seeks to make sure that 5 development in this sensitive and important area of the community is done in a way that does 6 not destroy the beauty of the hillside or threaten the existing residential properties at its base. 7 8 Ukiah Municipal Airport Master Plan: The Project parcel is located outside the boundaries of 9 the Ukiah Municipal Airport Master Plan and, therefore, is not subject to the compatibility 10 requirements of the applicable airport compatibility zone. 11 12 Zoning: The proposed project is located in the Hillside District. The purpose of this section is to 13 implement the hillside designation of the general plan and provide site standards to promote fire 14 and geologic safety and aesthetic qualities. The intent of this district is to: 15 16 A. Encourage concentration of dwellings and other structures by clustering and/or high 17 rise to help save larger areas of open space and preserve the natural terrain; 18 19 B. Encourage the planning, design, and development of building sites in such a fashion 20 as to provide the maximum in safety and human enjoyment while adapting development 21 to, and taking advantage of, the best use of the natural terrain; 22 23 C. Prohibit, insofar as is feasible and reasonable, padding or filling of building sites in 24 the hillside areas; 25 26 D. Ensure underground installation of utility wires and television lines; 27 28 E. Preserve outstanding natural physical features, such as the highest crest of a hill, 29 natural rock outcroppings, major tree belts, etc.; 30 31 F. Minimize grading and cut and fill operations consistent with the retention of the 32 natural character of hill areas; 33 34 G. Minimize the water runoff and soil erosion problems incurred in adjustment of the 35 terrain to meet on site and off site development needs; 36 37 H. Achieve land use densities that are in keeping with the general plan; densities will 38 decrease as the slope of the terrain increases in order to retain the significant natural 39 feature of the hill areas. 40 41 Site Development Permit: In order to approve a Site Development Permit, the following 42 findings are required to be made and supported by information included as part of the 43 application and public record. As part of its review of the proposed Project, staff requests the 44 DRB also consider the required findings. 45 Jared Hull Use Permit for Single Family Residence—Hillside Use Permit and Site Development 315 Janix Drive/001-040-73 March 12,2015 Design Review Board Meeting File No:Munis 707 3 1 1. The proposal is consistent with the goals, objectives, and policies of the City General 2 Plan. 3 4 2. The location, size, and intensity of the proposed project will not create a hazardous or 5 inconvenient vehicular or pedestrian traffic pattern. 6 7 3. The accessibility of off-street parking areas and the relation of parking areas with respect 8 to traffic on adjacent streets will not create a hazardous or inconvenient condition to 9 adjacent or surrounding uses. 10 11 4. Sufficient landscaped areas have been reserved for purposes of separating or screening 12 the proposed structure(s) from the street and adjoining building sites, and breaking up 13 and screening large expanses of paved areas. 14 15 5. The proposed development will not restrict or cut out light and air on the property, or on 16 the property in the neighborhood; nor will it hinder the development or use of buildings in 17 the neighborhood, or impair the value thereof. 18 19 6. The improvement of any commercial or industrial structure will not have a substantial 20 detrimental impact on the character or value of an adjacent residential zoning district. 21 22 7. The proposed development will not excessively damage or destroy natural features, 23 including trees, shrubs, creeks, and the natural grade of the site. 24 25 8. There is sufficient variety, creativity, and articulation to the architecture and design of the 26 structure(s) and grounds to avoid monotony and/or a box-like uninteresting external 27 appearance. 28 29 CONCLUSION 30 31 Staff requests the Design Review Board review the proposed project and make a 32 recommendation to the Planning Commission. 33 34 ATTACHMENTS 35 36 1. Project Description date stamped January 28, 2015 37 2. Visual Impact Analysis date stamped March 04, 2015 38 3. Project Plans date stamped January 28, 2015; Google Earth Images date stamped 39 March 05, 2015 40 4. Building Pad Grading Plan date stamped January 28, 2015 41 Jared Hull Use Permit for Single Family Residence—Hillside Use Permit and Site Development 315 Janix Drive/001-040-73 March 12,2015 Design Review Board Meeting File No:Munis 707 4 4 �, r�,�'�„ t�;,.t� � �6ra( ?� !�'A,,..,,.�.'�at�;t= , : , _ ��� �,. �.���#�.�.� , �:�� �� ���� ��� �.�����;���,, ����;��4�, � , :�,�'�'s�C����, ���.�,�.,���� � ��: ,�� � �,.. , . „�. w�. ,� �, . ���� � � �.�?`� �9���a�n�����������, r�������������� �,rz �l��s��, �� ������t��� ��d����+:�t���I^�1°3�3�I���''�'����fl'��' �C����'� ��?��'�'9�'���#�d �'�`^s�q�;���.�: a5.���'�.i��'�k".� �`s�:���'��� .� ��o�� ��.4'�;.��u�'C�°3�' �ii"�V'�a:�i:iS�`,I�?i�?�;"�'�J�� �?l������$�'s� . �����:�k�F����a��, II���.������.�r����s�:�a��� ��������?s� P�������������v������,���.;���a���� ���� �,����` s��:���� ����i�i���� ��r���y�~�si���������?������������c��ta��e�����a�a,���3°�������� ����� ���s�������,��°a��.�!�s���,� �.����9���.����a ������i��°�������t���r�4�9���;��������������������g��, �;�:�� �r�°���,����,���������������:.��� �����������°�x��a��������,�o°?°�������q�������,�!;������������$����; p�������,�l�r����� ��1����.����������°��s�a��,�����t����:���p������g�f����t������ ���;i�� ����s�:������� .����������ci �������������s �������������p�j��t��s��� ������°������g����;������;��s����5� ����� �� ���A��� ���;��-���.����:�v��ibe��t��������v��1�y,.�e��c��� e����r�����������?���eri�� ��>��.o��,� ,���� � ����� �°r���.��zj���c���fv��i �� ����������������u ���������t�e�a�ll����, �a�����������t����� sv��:�gS`�:�!,���;3�,��.'iVs�?�� '�Y?C� '���',��°�'?:]��'? ��.�3��"3 i�5�1��33`����3I�:�� �r-�'f��3 ��1�, �.)i��3��la�li�'L'��,�����°d�g„��,, , �."��3�9?.::3� s ,;��(�;.,�2.�,�:'� ..,�.�� T�l���"]�§"3�?;��y�,$�.y9�e��:�3� 4��L3a�jl�3�_i��i ��%.� ���;w:;"���� �a„f;i �.�,1;��:�sr•� .,`�.���,;�, ��3?.;�';,°..�.;��.a�?.w .�.vt�"�"�P34'�, `�':�'L�a�,���'::?.fi�:�'�fi..,,l?��t!{w�#? �3�i�'u ���;;� if��a..T .�7,i..=.!��v� �3, k„`�' �_�� � ;';l a t ' ...>,��.,. ��;:;� _..,�,.E� f.4 '_4"� , E.?tl���:�, ���'...��.�..,�.;s�.�J ,i.9�J Ea��.��.. .J��.� _. �9.3�� f ,IT_,�;���..�s��.�d�'«21ti,. .. �1�r',�� _ r,r>. ��.±. _�+1 tx� �I'��'7�<��,. � _...�'_.:`�4 �Y£a�'�?�.. z�.:'��.�i�.. ���9��J__ �3.'.3.�'y.�,� =.e� � ,��� " �',: a�. , f ��� ��§�..,�,7��,6 ..s��'�S"_,�,. £?�' #+?, `w;�?_J���,:u'.� ...l,sw� �aa'�,'3,��3 Sw' ��.�. s,?�s.�l �.'lhti��..�._�..��,. '�;.5', vi�!!� 33;€3��t. ,,.:�5s s�'�� �,'3°ysr w';� ;t�"1!:..,��3��:��,'utl;�< �s'�,��j� ���:���:�9 ����s�-���'�� ":;�? 'tiJ�1��� .a�:'������a, �,9, ��3��33�;�±..��s��� �;��� ?,'��� ��'Y'�3at1;1�°�r{lu�������s`*3u1����'�"il�`���:�'�1��.;�� �b3 �'�,������.��, i1},''��'�1 ����i::a��`��'�'��.:�'�'�#� �.��'?���r>a?°����, �� ., r3��,�i�'1�41 i.���''�?t+t33� �� ��;l3� ������3�,�,�"s3x�;''�+:7��'°�'�:���;�'�°�i,i��:� �li�lGj3ii�������< �1�� :;�,�?5�t�J"'s�� �},w' aLi��a�i?�?� �;7fi��63,ts:�;�ii���4�+'�i'�a�i�,�'3`�� w��3� �3`��ii��aa�-���i ,�li�9i'�3�i�tt�l���.�, ���,� �?�°a'�?�a�l,,t>��:�'�,i� �,j'v�'s`� �'X3�4�����g��;;`�1�? ;.1��35R���'���a'�� 7'���, ltlr`°1��3�"�3� '.°°t)�,il��3��'��i?�?�+�34`������,1��.�'t�g,�t`�i��3 N;�i��'i"���-�i��}���r-�"� ;:���:f�i'�a/ �.t,31��� :�: L�s�;, � ������,�e�� ���;�����r���.���i�:���°�i�������9��i����� �������������;����s ��p�,��a�r�,� ��� �����;f, .�..���� vv��� ���r�����������9��3������ �����:i3r��3n������ 1�,��:����e,T������^ �:��I������� ����������s �:���;��± �s,������ ����s���;�s:� 3,������ ��a���;�j��3 ������x�:�p�� , p ... . .. . . . . . . . � . � ��' � ��e � x � � �§^�'�Z�� : .. ... . . . �;�,� � 't� E� "�T c`7i+�i$�?,�F ��� �?r�.'�t �`'� �` .� � .������ :� � ��i�`��, f�t°��re� ��� �'���� ������, � ,: .^'� r �" �+?��* ��"�r�d���r�a ��ur��y F��c�r�c`s �w6+4ii�r. t� °°JLi�e' 1 3 a�€JY? �{3�:nl�r'`*�� � �, �rt � �� 1 � � �s �'�, 7� �td����';'_' , - �,�� �� „�� �� '°�4 F��d �c� b� � � � � ,��x�c�r?cr'��r � � �� � a``��� �",�,` � ��,�"� � � � �S. �sark%ag �, � �,, ?, �� fi� `'�� e 1 � � �.� r� _ � ;L..__�i��r.�n�,°t`,���£�� : � . z��£ S f: i?�i��1 ���t�{�C: � . . � b� �1 ., �`{'Z `a.)!€"y.�;, � ��� .w}�f�J��y�..:��. E ,' }} t m � �., . 1\� � � � �,�' ( ..-... v,..�,..�:,. i�# i � $ C e� � ",,. C;i.�tss`'�.t�'?:J ��fYk�'�?".} �{°>'°t{�,.i:� � � ' �� t�:� � T YC>alv; (�i`�€i'11.'r ?11ft��} �� _ � �g � 1 � � � , � � a t � � ;j ; � �' ��� ' _ ,��� �,���$ s `f �;�r �rs�4� .� �.�- �i�.�',��i'��i ` ����> � � ! .. ��� � �� '�� � '. :� - d��`�a�i`at�:�' �.�-,,�' ��a��' � ���� ��,� ���.�g ��� :��.����` .����� ���J��'�.����� �� ����� ������ ��������,�� ��`����� �3� :�r�� ��:��a :� 2 � ` —� ..._ _ . . .. g ' --- -. 1 .�� � --- - � � ��=- - � - � - _ � "- _ - � -- - - - � . ��� �� ,�� �� `��:4 ` � � } � �`� � �� _ `� � __. __. � --- - !°�� �� �� �� � ��.� �_�-� „� � � � � .F: � � �'�— �- - --— � --- _.� : t ,;_; °' ._ , -,l„ - � �. '°�, , ��.. �� � - , _ ____----� .=_�:� �1:� �:..�°�-�� ���`�.�f��_ }.; A '�=��rn���'' ���,,���. �-�_ , �� � �� -___ � ___ --- --- __ ; � �,�:�°�"' �.��,�� . �-�. _ ;.���; ,�� �.� �, � ��. '�� ��ri..��-� �,,,. � __.;_..,�- ,: � �-��� , � -------___---- _-- _ , �___- ------ y� _..___._ --- ��'..� � J _ _ ��� � , a .:-t � .:. ... .. .. .. {,m1{yaa F.�„t �T� --- �R *����'� o� �a��; €��� � ���V �' :,�� --- -.�, � � __ ... _ _ __._- --- _.... � h , , � ��� « . s ----------- _,__-__�-��'�`. �.�,�����;�,��.�.:`� � , ������ _���x:���-��:;;�°'��'� ___ `�"� �`�;��- �=.� _ — _______ -__ � � . * � � � _ a � �. >._ � � , '�.�� �=�� ;�'�`�.a�.�� ��� �. �..���'�� ��Y °� � �."����� 4�� `��`� ����.���_ _ � � �� �` 3 ���,- . , � '__ -- ---___ --------__. � N�. ------ ��n��:�������`��:��`�_. -���, °-�� , --- - . _ __�_ � ; ______--._.. � � � .. ___�__ � � � � � 1 . _ ____._ _.._ ---___--- . ;., ��, �; , � �_-���.���:��" �� ��.�- ��: ���.,�`�. ��� .. ffi � _ _ --------- --_..----:..�� _�----------- �- y;p"! .A ? . . .. ;5� vny, 3 R }y�� '�� ��"--���A#�� _'__'_.______—_'_'..__�—_`_'__. ______ _�._.._...._.________.._'_._._._._...__'_—_—_—�_____.�.........___..,.....� __._. � �.—..' _��_ . . � ____ � � �F�'��'f�`� ���'- �� �� - :� - -- -------- -------------_.___ �--- ---------..._... ..___ --- -�___s— _._�_�.. __���~— E � __._.-----.. . � � ���� ' �' �;`�• �:� �._ ��_� .: -------- - ------_ .._i---— ---'—'------ ' � '. ---._.__.__._.------�--�---- r�:- ------ �L��=����� ��.�� � ���� ����... __ ! � �.,� �� .. �� �. �, ����-� �� _ __ --- � __ �} -- --- __ � �` d a.0 _-- _ _ ---� _ � _�-- — — ---� �� . �� ���.��� �� ;� __-- -------- -- ----__ --- E ---- ------ s --..__ � �,. - �'y 4� , , � ��`,�� _ �p. , �� � .�:,� t,, � ---- ------- — ----- _ " , , ------- -- _.__ _----------- ;� — - __ ___._. F I _._. ________4 ,� [' - � .s'2, � �+r.�' ��� 4_._� _� � 4'"�� � �`� �d i ,�y�,k �i � .� _. ._....____...._------ -j-�----.. __.. . . � . . .,,. . ,l ..___..__--- ��.�� _.. . � —..r .- — — --_. :k..3� E ._.- wT._ . ...__ .'__'.___ ___. ..._.___ • .__ . .._._ ___. . _ . ._.. .... i .._._...._ _-... . .. _. _.. ..._._,. ..__-___" _.__...____.... � �� �g;{ i �.�°s ry t . .._.._ ... . ... � ._ __�fl��.{�'�:5."3`.�'s. �� $..�'��. ��,�,a.'�b.�3.,,�h.,_.._.�s,=y �.:r�� �8't.x'.x �- :.��.� , �s'>T `.r' .._ . _ � � _ .. a . � ' _'_' .'_"__"'_..... .... �"� .a'��' S s�' �.��.t��.>< � `"°'s„� , �` "�� � y $ � �i� ______ __--- --f-__ _---- -- �,. �. . H � � � ���_ ___-- -----. .._.___ _. ---- -----==- - --�--�- ---__�___-- I - -- ___ � __.__-------- __ -- — � � ' . _'__ __ _T`.. _... .�_-��. ._'" -_._.___..._..._._... �ryy .x I \ .�l � �t'�� ' ' _____...___..__'__. _ �.. ..._.._. . .._��# { .S`���'.�'+C`�,� �."Y v��`.o� �axC'�� � �'w ��� ��v' h �' l : y ._.__.__'__ . '-+ tU , �--�- -- ----___.^_�_. _._ _ .�_ � �'� , — —-_— , ��,t� --_ . �� r . � �� _ . ---- _-- �.., �'= " �� - �� --4,���- 3�;� � � ,,.�� �� ; � ;� �....� --- -_------ -- f: � � r� � � _____- _�__ _____.--_- � � _ .�- � a � � -- - r � , � �---� ,,��u �" �` �`� _ � _ ��<�_;_��',�,� _ �- ; �_s �r�'`���"�,�;1,�; �x . r��� .�., z __ _.._-_____- -- - --� �� - --- ,. _: �.F -- --�------ ----- _ . � � - -- --_ � �- � �-- --— `� _ —__ E `° ���n� ���;.�, i' � ,- --------- ---- �; � ----------- __ .., + __ __.� -- � - --� �--- _ �-.�.�" :�,_ -----._..._._ ------ _..._. ._^'��«� -r.. '�. � :. --==t.. .,..4�:�:�-�- -- :...�..-..,w- .. — -------i. _. .__ .. . . � ' . ..---�----... ---�---- —�--'----------------- ------� . � � �! �� � .: .. ��� ��f ,� ..r T j^ � .:.. " �i [ `;r;�� . . . "._ :� k'1 :_�_._._— . ., .__.___. . . ._ ..___._ ._ _....._. a� ^_.. ., . - ' __. „__ -_'_ _-�•__ �::. " � __ °1 . C � � �v, s �� S �� � `�� �r `� '� _...— -- -# ...:.-' — — — � — — --° —' - ,. � ; � ` �, , . _ ,,:._ ___._ �� � � ����,�� ____ � `��'� ����$ � k, �.�`�;„° �> '�#z� � � �,�s�.�^�� t �4�s�v�, ���$.� . ----- ---�� ___._..� -� ---- -� -- --- - ���,� , ___. a �� � �� ��� ���� �� t , � � � �,��!.`�� ���X � ;a s'� �_ __- - - __ ��� �`��� # ''� ��, __ _.__.. ------- ------ � - . ��,� � ��.:�F � -�- �, =� ��. � �.4 �-,�_...�.� � ��`=-__���`°,. � ��d�� �� €_; �, ----___�__�_�. ��_-- --- -�.._..----------__ _ _ -- ----- --____ �_ ___ W _ `' „� � ���� �� �`��t� --- �,��-�:� �,� �.:�� ����.�, ��'c� � �=-- — .� ---___ _-_ ____----- --.�____--- --- ___-___ __ _ _ -` ���� ;�,,� .__ �° _. ,� � � � _ -- , '0 ��:�« �'��' �,�.a�.�-��. <h � s,, ���,�,�� ,y,s� ---- �-- --- ---�.�.^ _.__ _ ___ .- ---- -- �"'� — ---- -___ ' � ___ __. t� � � � �� {33�n, ..� ,'.,�e3¢; .�. �'^.�:a..,�, ��s�:J�B'�5L .;. . _ f . � L` fi-u"S 1 �w¢: ,y { ' � ,�1����'`�°`�-�`�`. ��5��'�'� .� i � :.��':�a� �` _ -.� �� � `� ���� �- ���a� �`�€.��?�u���' �-�w��� s��.-- ----- _ _ .___ T ------- f � , ` . .,� �'��= �����°�ri ���.�,� � � ���-°�� � � ���� , �.`�li����. �..�,���� � , =.� 4 x . - �� � �.��`�: ,. ' ��` . ' _ s ---� -- �--�°��`��� � p _ � ��,'� =� ��,�� �.:_ ....���'s �--- --------- -- -----— - --- - � �, �� -- as.�' r ,_ .. o -« � (� .-�`; 7�"^�_'��. � �'7.a„�� �� �,���-,� yd^'k., ���M".q� 5� ? X3`���a.`�'".- �- - . �' � . �'p I g � �i..x�.� �' � ,C. i,.''�� r�' 3t:.r r:, ���ci�a,Y -`�=��° �.'w � "��. �,..: . „�'` � ',�„�. -t:.� ,. , . :�... . _..___.�_ ._._._.__... ...._�..._._._.._....e_ �' .... s__ .r. �.r_. .. ...— — — �- - - ----_.-------- ---.._.__----- .. v �I_. � �� Y ...� ., . ` � v"�,-' !� , ,,� � .;; ,�, � � �__ -- ---==-------. _-_-.. __ - ------- - . ._--_-- --- __ _ .- -- - -- _ _. __-- � � �j v �, k� v��,�. �� ���, 4a .� . -�--------------�--.__.._._ .._-- -. . . ... ._. .._. . ... . .. _.. ..--`- -- . .._------._--- - ---_._- .------......_ . . ._ � _ - �d ,�� � s�,���.:.,3?Y"'d�"'�i� "- i�:� '�"� �i'_.., c�., . . . I �z°*_ ... „a „ .� y, _ � --- -- —1--------- — �� ____._.._ _ ._....---...,. -- �— __ ,.. -�._, -- ___..__. _-- --_ � �� __ -- _,. ,�.-- _..-- .-�-=�'-=-4._..��.a,z, . �,��, - --------- _----_---- --_ -- -- __. w _<�- --- -.._ f � � » �. � � � ,t-�'`>' � � � ---.... _._. __. . __. _.�� ��'�,��:'i�'��---��a;�_. ����� �__��� �' -------------_ -----..—.._ _ _}_ r` > ,• � f" �. ��-� �'�.��. �.�`�y���':�`�,�-�� ���� � ---------- ----__.. _ _w� ___ ,-- --___ _ __- -- . -- -- -__ _--- -- _ ------------ __. � .�� .�-�``:x� �:�---- � ,� ��W � - ------ --___ _____-------- - - - -----�-------- --------_---- ---.___ ------- ___ i ._ � � - --------- - ------ --- -----_. _. ------------------------..____---------- _ �.______---. � ------- _------ -------- -_.. ..- --- -------- . _._ .__ . ____. _-------------- I� - „ S .i � , ... ...,__.....:: • . - - - � :, .�.� °� ` -- -- - - -.... ...._ .___., - _-- _ ,_. E �...,._ . "_ ' _ - . � . . ..�..�_ � : � ,o.� v...�� �. :: -,-...-=. y�. . - s w_� � ,:�_. , T.« _�M � -_ -,._ � - ; � � ,. - ,. „ �_.�.v .,.�..;� � ` � - i,L u.,� W ._.�_—,,_, .• "n-, - -�.:., , r..w� e �. , �. -'^ -•.--,... i ,..M4 -'`�.. ,' "' �-„" --. �, "Y� V .� ._..... ,.�_ ,T-- � .rm, .�.,,,�..„ � ".-3w� ry� `c.�_y yti �Y:;�� _ �,,,�-. y.� _l -•„� .� v..t . v,.—.� �"' s t���� �4�U� 's^�b,� `=::y � ��'F � . � M.�e�Y��`�:„x. ` '`*.,,.4 "w.� w, ',�, �.�4, t;�} , . _ ; � , � "-"".� .�.-.'-V§��" «.;,�'�..um_�,'-"_--rm�w� . A � 5+.. r' "4 - �+.. ( ryc• � ~i kl�i.,. � 1. "h..� -. "'�`� k� {..._�. i"�'S �-•"..y'" ?.-,,�.`� .� trt„ pr y_ 1 �i �J'�� ' � �+. M1 . . . A �. _ � S w�."M,R "N� 12j � ,} ��. 1^n 'x �+ � � � '�.,� -'""''+,tl,_ ,� �:_�t ,�'^„� � � 4. "-,L` q a. t i �`°` 4 � '�__„v �''`- S t 'l 1 V�"`, �°' � '�, '` � �'`` : _..�''y �, � �s`.�.�..t '-; �� ° • "°-�. ~�''�, �t4� ..J.''w���'+� ;>'� �?�. � . '���; .�. .. „ , 2 � �, ��� ,�`-�p°�-�'t'�# j�rQ �•. � "��� -�,. t r �.,,��}���rz qk �. �.c� ,� '"-a_..o,w.� .�°'m�7�; ��.`" d"5."'„_ ` � ,1�t�t ,� 'v�". '��[�' ati. '=.,'� �. ��{a ���m� � -...�, .. '� „ -•_ , .�-� � _ �w ��s ��G-�°��"11 1;� 1 1 t °�� i �,,.�tix =� , ` � 2 �-� _ = �-� �` '°"'a... `".':.�""" � � � s� � �'�, � ��` \``� _ ' �` ,,r� .r'Y "*.w;.wt"' ... ... •:,��� - '� � -. �r �r *.. , v ' � , , ��'4� �'�z�r� � 1 i}µ1` � � y . .x_vw."u,a«aM=x'-_. . . � . ." .. . . j�b { }y f r- . . °M. 1^�''s-�. � -„>,:.�. ., � ., ..,>....... ., : �.�u,�-�`- ���� � 1 c�° ,� : .,�' • � ... - � t,n„� a..� ��[ .�l :. " i + Ff i �,,..} . ��� � � ��1{f•r�� ,t���}�t` .�3��� �^aR�„. � \4 �{ € i u'�C� � '.7. � �(� � } 3. c �. "� �f,�'��{���� ��Y' . '� .. . . . �g� {�s�!'t`t�'� , .'......:.'.'.'�','.'.'.".. ..,'... .... ......."'.'...'.''' .,.. ��t�� � �; �` � € � � ,. .. . � �. .. . .. .......... . .... ..� .... �i � .j ��� �� € 2 ��� � ��.s�'' s` ��'"°':-.�-_- .. . . . �. . . . � : ; � :z f x.,a.�§ ry�`� . .. . . ....,... . � �. f - 5 ��� . . ....... ... ,., �� � � i f `� * 3� � .......... ... . ...,..... -�` J F ✓ , u �F� �� �y ,.....,. . • . .. �.,.,..... '.... . t �+. � t C 2 "� x�^ �� ... . .. ..�... ,�.�.�,�. .....�..,.,.,. �,�,�i�.� z f� 1 �1 t,� �� ................. .,. � � �� t r � ������� ��„�M � . �.�.. • , �� '�i�'F�r,..., � jF . �,i j � } t ��'� % ��e`� 1 4 � � � ° ' ��� � k fJ . f� }e�� �(�I 1� "t j � ?.� Z,' . : .��rT .. � . �' � .� 4 � ....FF F 4 1 x .:. ..r r 1��.,.� F �' y�t,_,'�� � ��t.t `� �1. _ � , - 4 , # � t Ilff � ',� T 4 `� i 3` ' �v°% .....{�� _ y " 3` � ` t � . .. � ��.- —,-�. �h� '�'... �l �� , r �: . ' �@ k, ��i y ��`� f. r . -� � 4`a t � F 3.... k 1 +.:v.� r.4 ,-",, � . _ } �y-=T'ry ? ^„a ��.'"`C � .,y �V� � ..:. �,t" '�.� � f` X ' �� F �� ���F� ��"l�: SS�*i f Y +, � ,;� �}�^ � � r z � ��-�"�f F'���� �w ! 7 y � f ��`- -� ` , . .$ ��. �"`x. �" c^'�� �� �." �'` }, > f I �� � ' ��'Ct.�r � � � ``'"� � {},� ; � � � � 5' �, �t? 4 � � 1 � � u�'J��a�'IGd ,�`h � � �� ` � t+( � . . 4. �� "h: �` �+ -� { y-�� F ' �i �.'°'",,w,J ry,r,��4+�:�*`�"'� � a #� l . -.`3 i X f;���i�F��� � � q . �r � 'Z ;� � �.�,v � �`'� . k �.`""u��.a��bf£�'1 �r'"Er'.r'37� ti i �' (` ' _ .:3 f' r°F,� �t���� � �p� .� ' p ' t r q�? ir�N':x3:� � � i . . _ � , ,�_...»r e�� trjrr-.��3� t`'?? ���i $� �9 ,r J' c�Y' . 'i' �'` �j k� F' � {��i��Eul"�£l���'�.��11 :JIL`�' � � J � t � � �;;r,�rk�%� �i } � ;` r, ; { � ������?���r������i�:� �j € ����'`,��G�`�` ,'� s+ # ,.' s � i � ? q. z s � # � � ' . 3 ' � � = ` � i €� � €i t x� 3 r` fr lr. � � � € � � � �. � _ ( ��:; :' F � tY - � � J . � s i, s �� :y �� ��� '�s } � � � � ' �' £ � .. z �� � �` � Ff { � � t � � 4 S S i i i + � . , s . � � s t , s` i � .. f f f � ' � s z §�..,a s.�;i `� � y� en ;� � �������'����� ���� ����� �������u�.�� ��� �����-.� �����. : u?�£�"���, �.. ,�:��k�`� .��,s.�, ��:.;?s�3�.. , .�� —,��>�i i � �� � � :�� � � ` a t ,� : �r; � ,�f�: !� � _� �= � � � �� 4> �� ��;, .; � ;� �� � �, rn � u�.� �� � ` � q��y � C� � p � � . 'T3=� �� � Q � . �� C3..�^a� U3 ��. .. {+� � N �^ QJ �U"� � �- �� 4} !"� ?�.3 �? g^ �}-'� �ry . �7, � �3 � � .. .... .... .... ^�.M;.:-.�,Nv�,� �,g . .... . . l}rt G��3"R. C�� � {��j �a �. a � �� n� � u ._--°�.. ,'��� �-,�. � �,. c19 �.," �,~�-.�m ~,��,.v u`� �'°` ���"~�..� `'°°� � °�°�. �E,'-...,, �_°-- �'^°^�,��� �„, `"""�� � ,�7 � �,,.,M^ � °, qJ �5 �. . 'S .,L`J °' ^^w""�,,,,,, L ��- � `"°°°�.. � � ,,,, ��,„...._^^ -�..w._._........,,„„..,� '" � a.� �. .�,.°'� �. .. � fi''�� �� °'"'�~ ..-^ �w���..'_. "' °--°,,..���6'�."°' �^�� � �"�'^�� "°'°"°°- -�.° �. � .:-� .-r" ,„•�"°"� ^-=4...,,, ��'`'•,,�; 95 �..,., ,.-.� �s^^a,., . � .Y,,." �� � o-..•,,,..w. ���'1 �`�.. � . . �,•-� _._��_ � ��� ,. .. ..�'" -..�.��,...„.� '�^�-.�.�"°�G5;63 .�i�is»..� ��,.""'"° � �. r �, Vµ'�. °.��--- _ ��.�� `'°--�,�„� � � �.� `��», � �°"„-�.° , , ,�._w , � ,�_ .��`` �.� ---�„�„�,� � ,., ..�. b�.. , ,r � � iro.. ..�.�.,...�.._..,__.�.._ ..,,�.�. '�'�,,,�� �f� o. .,y� ....,. w..�.�-,..... . . � � ,,.�Y_„-__ ��._-.._.....� .._� -^ ...�.._.._... `'°„„ . �,�c,3� „�4 .� ,, .� .` : ;,4 T`p . . ;� .-� .,.� ��.....,...,.,_..�......., � �� _u. . ,.. � . ,.... �..�._.�.....�� "� � _,,. , . �` % ,' ,,.� „�„ '` °°�_� ' �„q5� ..:��� ..�.:_ . . r.� �} . �. . ;�` , t' � ? ;�''' r "^ ... ._�. . . � � . . '.=�t,._.w.. ...._....._..,..._... .,�r ..._s_-- .� ,- . ; . .. � .. '� -ti . - , ., �,m.. � _� . .. . r . � ,.0 � � r ✓° �i�„�„m .... �1}��. �„��„��� . . p�' ,�!., ��' q� �t �i 4j f �� �' i ,✓ �� � �'"°^ �`*�„� " � ( '...°` � � ,, � S�-..�..._.,. � f � � ���� } a�"'� �,�..e,..�.,.�...._.�,.,_....._.m,_.,� �""`,,.. "w "^"'1°'""w.�_�. ���.� U J 1't fi r' �+ v' ,,�,'�� �,.,.� ..�_ ,.�, � '»......,� j+ �' �' `��`�'r3^_, _ 1 f r } tf � .,!� x � .J�� r^""m-�.�..m,°°"'.m.°..m°.�., _..._,..,,„�...,..��'�''., �� J�`.„. �'"'�°�`.,`.`°-...,. ,. -.,._ �� �� � z'� � � ,+��C'! fi� � "��,,..1" '�'°�.. rn`.,." ` �. � ,�� r f � ' ✓ ✓' s""� 1 a � i��, 1 r' ' �� /✓ 'J �`°^,.. "'1--..��,. � �,;.;L+*. vi i� . i' °^�, ` � �:' { � f j�` � I'.'� �. � �:.�° � I�p ��r...��,��,'�`�°� � �m J � t �' 1 ? fr ,j � �� .r�•� . :1 t�, . . ^'":,�� ^„ .'�.�-�� ?`�� �y�°�° p � �� � �% t {,' I% � .: !`�'�,,,"•.- »„�� : ,.��� U q�'^�� �,��t ���,o,ti � ! �+ r f� f f � I�f J ,/�� -t^��,�'''� •:�� � :• . . . . >�� �tl. . �+ � � � �� � � � �� � f t`' { f � .r. . -a.,,, '�';� �.�, ' ,,,, �y � +.X �� t � � f, t J ��'+"j� �f`��� ; .��"`�..:. :.��1„d� �,��.,�ti�,, �°�;, �'"" '��,�_ 1 f � ' •'�' 1 { ( l /'� /J II�.�S'� 'L�. � �,:;:;;;:,;: �" l,r C7 �7"�� � Ct � � � � j � J ` � � ' ���.�~4' � � �� � l / f � � �(, f ;�"•;�:�}:• � ,. ,,t' ': �::•' �.�„� ,�a. 41�,1 ' . ! •' • f � � / � J / 1 /.�.��,''�.� �.�,„y� •'"�---° �`"' : � '� �"�„ ���u�i v c�i � � $ f t� �/ � j' j t� �,r s ' •'•�' :�'� .:.,�:--��°" ' � �°�' �°�.� p� �me; �.� 1 � i+ � 1 1 ,.� :;� /: '%;,�:�.��.�'...,-�....�- �,n, ~"`�..,,,� "�`°t�},,.,, �rs t� � ( i ; f'�, :�': ;;�.:, ... �� ��,.--�"""°�� � `"°�.. 1� t� � j� j)� � � t /` � �'�r , �, � as � m-��.��+ 1 °°�.,".,, �'`�`'��� '�"°.� "�`�"' f 7 f � � 1 f j:d ✓"� ��. "'... 1 �✓J"�">.,a� ^'a„ "w. . � ^„ 3 1 f f ..�� 1 � � 1 � � t ;P f� � f� � c� .�°°� ��.��;��,,,.�"�—.�, �"...y-�"� �.� ,; t , � ��,�,� � �' f, �.�«-�•::� � '�`�..�� _U y/ °^e. -��'°'^�,,,�� `'`w,,,, __.� ;��(�/ j/J / / t �� 1 { � ��,p '°'�^,,, � . � � ro... 1 jl f �� �r � � � q� .. � � �� � r � � � � � �`;� � ! t,,�1 �� � ''�' �� _ � , � !���'�'�� �� ' �� �� ' { �� � , � �. � � � � .�� ; � ; ?�l � � J � :j' r`� �� � t t��."."�� �, ,�,�',��,' �_ . ,,`� � } _ � � / � � � � ; �� l 1 �� � �� .�� � � � i f+ � r{� �' f �'� � , � r ! t� ;�, t / �} rP �s ,f;�`� ._'% �'" .-'"- `�~--��.`. � � i i ', 7 � � � .�� ,��f f jj � � M � �' ' � � i�" .f`� �''� �' � ! � . : . _ _ i # � ' v i ; , i . t ;� . �.' . � ,.+'- � � �� �� � t j i j 1 (A .�u. /� ; 1 f t �a f F � i� ��, , �, i%+' � ,�-� .f 1 7 �,� �: i � 1_f � r r r � � � ._.�..--�:`� 1 � 1� � � � � „ �ry � �rF u���. . j S f � i . , a.7c.,..� ,+�,..rt ve. .. :. . rm , ? ,Ya.}.K. .�1?'.�CS,',,s ,...^, .�, . , , � ���}� � ��F.•:i.,.. � . j+{ �X�.�j 1���,.1 � . . � .. t t � c. NI f '�F.Y� ��.. �) ' . . .. .„.. '�. . _.. ....,. .... .. . .._ .....a . ....=b�. �is��! Ir�p�c����ly�is Th�s� phot�s �ccur�t�ly r�pr�s�r�t vuh�t Lofi 2,315 Jar�i� �r �f th� Hullf Piffer� Subdivisi�r� vuill I��k li�C�. Th� hort�� 1 �r� pr�p�sin�will b� rt�u�h I�ss visible �h�� th� h+�m�s in th�visu�l �rnp�ct �n�lysis +c�rnplet�d in �QO� ir� tf�� Hull/Piff�r� subdi�aisi�r� �s th�y v��r� 250Q sq ft h�r��s r�vith 3 �ar ��r���s. IVIy r�sid�nc� sq ft is 1997' �nrith � 3 c�r ��r���th��'m�kin� it I�ss visible fro th� v�ll�y. IVIy PI�� �Is� is U�ry sirnilar a�d y�t'srn�ller tha� th� hous� pl�� pr�p�s�d �nd �pprore�d in �ppr�xim�t�ly 2007 by th� `Th�r�as ��rr�iiy� Jar�d Hull :�� �1�� ����� �� ��f� �������;��� X��� ��r�,��=a����,�r�������;��t� � ��� ____ _ _... _.._ _ '� ' "f �;��k;'���v���,��3�ir �':��eZtc��:4r�^ia , � " �� -.- ...�---__..�._..�...�_....__ � ;u � �; i���� ���� a � ,������������, �� � ��'�„�y�� S� t c� � ����, 41 ,� � 6 � 3+ G . � � .......� A �;,1s � 4 � SS �„ � � Y� � �y"'� r~ '+�� t V p �"7"" 7 (� I'I1 �' � ,..�,ii�x��..,' � }, �......:w. � `,� � �. �� � � � a,�' �� , �,�, '�` � 4 � W, �,� �� � �t� �Y, ' � t Q a �.. � � �� '� � " ii9 v� ��,��a�� ������"`i � � ''w � � � y� �' `� , �����;t� x � ��� , �°����;�� � � ����r������ ����� "� r��"�?;i� �' tv ���������� �4 ���'ti��yJ�4�� �`i� � N� t ��ti�?f v,.b�ei{�`� ",�`��G}ti� � 1���������'��'`�`'���'u�s�a�� ���f' a �'it aS t l "<3�L� a �� �i� c �� ��,.. � �� ������ ���3�1 ����.���� � 4 �t '�`����'��'�'��{.��'�`,'�1u3�� '� S � � Y��� ���ca"�.'�``���.�,tYZy ?�{2. ''u��'i 7�i y . ' ���������3 ���}�`` `�"�����, '�S� � � .� � °`�u?�J�'��1�?.� t�`i � �1"�''4i�ti��W'�`.. .. � �,a�y���y �"r } t�� � �'^ k ��m��S�}?� Y �������'t' n''° � �,� ��k����� � *,� � r � � �����,� ;&!s�` r . x <. � �1 '� '�''�� k� r s.;,y?,ti?� x ��'� r ? �y���y t tx .. �� ��`��4� z c S, � Y �Si t - l'�.y*�����Y�1Y � �� � ��? *.:� � .��i��.�Si-�p�#�} . ��;�.�+�a�l'.£`:}�t��� ,�i:' � $3 � �a �� �. R 1 S:: y `l';� ,.:v , ..,. . . .r ., v .;�,� . .. . .. . . . ., .�� ,.. . : ; ,�t;. 4�, '. . : ^ � , ,�;��,a�ti��t�`�' _ � � �; ` �= � ���`���'��`a.���� v�����s�,�� �e a 3��?k�'�?����4 �� � ' v �� ���� �"�'� :: � �` 1�� '��%����`�� �, , ' , � , � rtia,r������Y : ' `�v�x§�����''��� 'i �� "` s � 4 � � o..... � � . a��.��.�.�?��°��h'�. t 1� �.' . 4 kY"e���Y��.3����a �.� �"3�� +i�3���'����'1 i� , , � t � �1 � � ��t�r: � .41 . � �:�+'���3Y�y�°'�*�`1�3;,9L \ , � �i�? �s �+� e t�"' �� u����� �c,�?��,�a���*"����'� ��������������g4� �� �'��,�`.��'��f�6"�3�,J� `� � �u. � � � } q � l- �h`y�" ��� `4\ �Y �.:. *� � ,j C�l �������'������t ��,�'��c,������t��� � � t< ���2��n t� �� �'� �� �� ' 5 3�� Y �f�t¢ , fi u#�.��x'i..������� . . � S � k��. I ,.��"�.,�,. } �� t � A E,i"+4 0 � � }.; „�: � � i � . l � 'a°a4 }l�k QM � W g M�'. � - ..... ... V �i � *��?��t, � � ��� � �:�� �� . ,� �� "t w. � �. �? � � rt ' � �,m � i � #,s �.Y � � ���� '��a � $ � � P � `` �' `i � �� ��:�����"°",.. �� � ��, ��I 8 °'b z � w �n, � °�� � ��'� �.� � e C d _ � ^� � . t o-.l..,=' �r< <. � � � ti M � � �:;., .. ,� � ¢� M` U � � `�� i� � ` ���,�`��:���'�id��dk`�`+�i�it'�� g E 3�'i t�'k.��'i`�a�4�,�"v��Q',a�*'. '�. � . �,�� � � s�1't' e ��v��+�.�� �` . � . �.e. . ,�,,:.i�'s..+. ,�..,.,.;: , i�,sxia`tic�:.e.x���iala"� +��4 j., . .. ... .. .. .. .. . . ... ... ... � s�t '� ,.��, t��� �h, fih.n t�° �cY�'s�.� Y;� �"b��}'��2��� �k��i�,�,1,;���Ki��'����!���� ��r� '� .. 3:.k';,:�.�"�d�'3j`�5 v�l`*t �1 z°'�.3��' `y kb���l�`�' _.�, 1 `� � j ........ � �3�z�������t�.� ��i�i 4 �{ � y�����i���������4 , �R � ��� ���� � � �� �ti.,,� x� ��� �� � �'���' �' � - � � r � ` C �, tD ; � W e ' � ' �", � � � �i ' � ���.� 4 .. .. �,la � � � � N 'r t@ >!Z. : '� � O ; �,. {'Q ; A � �s " � � � m , C w e m � � �'����� � � � � �.<,; ��� 3=:° 'k` 0 m tn ��.�������t�.���,}�y� a���, � . � �� � � ��`��� ������ ����`���{�� �! t� � (�,Y3,�; �� � . � �ib� Z 5�i��,:J,a�`��� ������r^e'U,����kii�������,.iio �Y�' ka,�. ? .ti .c .1�l �s +v dr_..f,...a , , .w. .. �'iU15 U'.�Sr'A'a ',i`�.�5`b"*S� "�. 1� T � � k + . „� i�,�{,t�:`U�.�'i��. �' ,. " ������ �� � ��� � Y$��������Y��,l *� � � 1�����` �?, �� ,� k; k����t, 3 5�� t .4 3� i3'�.�'x,�^?�.. . 3f,�`;�`t'l�*g`'�<c�'��.., "� . . . sfi����������� � i x�� ��t a�Y�� l q \8��� �,����� �� ' hik�^$������' �.'t'�i y�. ��'� �, at�" �4 � t . �*..�`��\'"+ ' t`'� el t��.3 s T c`i�, '�� .a.l�'^4, i ��. ��i��� s �`�s����� � ����i���V�` q M1`k�"���� ? �� ', l r1 �� 3 �;� S (M �, � ` � ���k'�� �i`J L35�., n} . f .�`�^1Ya`"��+��i��'�� � � �x�si'�����r"iM � � � " �Y�� � �_ ���������������"�� ��� � � ° s ,�� t������,� ����w t �� �`ti$�����g�k;�� s���� < ? u h i &i�����`r�'��,'��i�\��,. �'��`.. .. � 5 \�'�`���k?��i����� b,� `�Y �` ����;�����`��` �,�, ��;��������� , �°� };r,2,� � ,�s t�c����� ��.e� , ��".,P � � , � � � , , � _� . , ,.�,����5��"������ i ,�,��r��"'l+; . i � ��, �� �� ,, �, �u � `4 � 7 �� y�. a�� � , , ���u �� ��i�,t� .Q #�.' � ��� � x� � ' � � � $r� �Q a �I � � °R .:. � .�..�. . �,.o... .. v��: ��'� �} ��� � x� "r,a �r:. � � t � X � "�'.... � �� � a" �.. w�. € �Q � ��.� �� �,' Q :�' � 9� � � �,,s�: ,�� � fD !tf � � � �'�� � � � � �` r sw� 1t1iT� r a �` ������i!"",.�t�, � t�'�[!� o �' s ° " � � <+„rt�. n �r � � 5 .. � < �!• � � „�� �tt, d � � ���_, a `' � n � o : v � �� 4 @ � g � .. } ':5���.L��������`�� , .. p g i��Y ,„. fi � ' ��,�§„'� �4"�§ �wt �����+^������w�'����s� �a i , 4 . ,��w v.�k���?h,.�°���,��. �.�,,�s.,� ;���� �. � � t � <s x�������j����������° +�tt��nc�,� t`�' s��a t <� �' ������ � , ��� ,a �. . � ��'��b^�i��` Y\ � �!7�d b�l� k^�+;.`,''� �° �4 ti�`L'� � , � � xYr}'�' '�, � ?r � 3��£e�� a�., ��'��`,�- ra'�,:�h..�,,.�`�`' � + i tt�`��i*��'t'%"�i�uY y: - \}�`tA'�'��`��� s 1 t �� �� a 4h � 3.. �a i���Z�`���� ' � r ��� ,��`� �. � '' "*�, �n t4�. ti�S ��'��`�"'+��`�'�:. µ. ti S�?'r.��',��t$ �,.,.�.�``�31��`��'�,�, , ��. ���:��t�� a���'�a��.at�.k . � �� �;e�.��s�`y���y�.'�i'���� ,� . ������"���'`1�;t�����'�� . ?�`���2,�5�''"��� �'�,,� a" .� y�, ��� i}�`��� $�@'�` � � ,'s �.. � z�a II� ������������������ w�i �>�,, �tic ,,�,a"u�`�,�v Y�� . fD t� a�'s�� �� i! , � � �������,��3�`� �� ^� : . 0 �y,,;;����.),4�'�,s�.L. R Y tiN s {1i 1 � �� �t��i � � t�' ��.� c a � ��' ,��,� ��,� . � � �. � ��. '���,� � {p = �, �'.. '�� ��'� . � � � � ` i.n.' �p� tt ` � �... ._ . ,,.,_.,. . �t. =`J,; .. l��:�..I . . ' .. � �� � � �i t tM . � � .� _..�, _: ... R �/'? � t ;�,, � �t � � �� �L ' r �`�s � ,�' � . � '�� � «�. "� � ���. ��'r '� �. � ; <�, t� a � � 9 * i RT�, ., r � i��; f��t�t"; 9f �� �.., ��!� �,� . vr ' o �,� � ,� .; ,��, � .�}�-�. C in � ��'# � � � '��.. . m ��� , �` � �.x�.�'° a � n ; b � ���� � �=..,LL,�� y � � , , .� � }� �^, Y,�.a3;� � �, 1 � � , � � �. a a , " �t x „ �,����������� ���� �� ��', e�'w u�����>°�`".,.�����������a��t.• � ; , y 4,.. '� .. . ° ' ` � `��� ��i�� � � a+s ���\� ����t� ��v ; � �� r. ��m� '�y G �.y. . �, k C.: , k ,�`��: +3. ��,k,1,'y � �� s,�'3+,�;�Y�tt{ti� �&� �. $ }�:,3 5�.t��. ,, , }�t��� . , � . 4 d� t S'Y �Sli���tt;' 4 ..... .. ..... { , '�{'����i.�c �� 1 �, ;#�.42�is# �"`�`�s ,ry��: t r�i,���t�."���k�d�`S��a�, t V ; � . *� z��St 3�'�"�� . �' . 3 1 t� +�t`.,'"?�3.��c�-'�'.�.''�'���c � a� tt� �twra�l�"�"W°�,��� '�' �r}?.'����t.�a �.. �.��?�`i�"'"���a��;�.:��x��" ` '� ��.-��.'�i:��� r{ ` ��+�"�t���,ti���� ��i��,n�`�;� #s a�,*����y���� L�������'. �; � ��?�����.,wi�i.�.��'� �,:��Z`'�'?�z'��'�"��'�s'� . :� �. t�.u. � I ,� i 4�s ?,a �-: � � �. k�` II ����s �t��������S=��1���,���� �..���� a�, t��`�.�'��s � '� � 2:;, ��i � ��{X�1 il� } fr � � � a � s � , � ����`����;�����J����� � pq � � Aie�� '.���� ., '�{�.��;'�.3,$,i}��#���}��..n�,�"�.�t����,��$a`'�� v �..,3�,{3� �`�..+��`gC�'��`����..l �'� �; '�������a�,�.�`�������,� 4 . c�f��.u��,�.;;y.���:.y�,'�s�,. p� ' � � a�x'L�, V . G�,�,c�y���`3'�`��.`� �'`�2s ti'�c� �*�,e � YM 1' d..� � $����g�"�it�`�" � :;� . Y"!, �� � " 4 � �� �;, i + ���r �0.�R �"3�� c,t�} � � � � � � k}�6d� W �. FR� Yf M' � f:„���,��'': w ?sr � ' . Q. N � ` 0� ; _. , E '��' � ��� . � � � g�u � t � �. � � ���� !2. j $ � ��a � �' � � � i,- !� = x � � � � � _.. . ; �?z? � � � � 's� ��; ��-ON�t°', i � '���� �� „"� � ��,a y �� C ��.� � � °�„1. e = r . G ; ..� w, � : �,.. �.�. � A ��� G �Y� . �° .a�.m,. . tS 7 N ' cl � 9 � �G C4 N � : �a. � . p �.�0���^�s�„�i�� �� s ,.4s,t��i2'§7vwte`S�3 n��;,,�'� -,. ' p . 1 {;�� t �,}`k�}�',��';..�t�:. %,���'�Yf��j`q'�i>�'7 4 '.`; y 1 1 i���l#�tyy� 1t44"» q 3.1`� 'z� 2 � � � � c �:z �,, �3 �,'� �����7��� y,�� ���,�b 5 �:h�. .�x,�3 l.i'�`� P��:x��.�c's 3�#��'��,��,1�1'� t�; � ,� �,����,��r����e������������r�fi����� �; ��j��1���������,���������������������� �� � ` a� x"1���\4�����iR���`��,�"��,����. � .�����;����. . -� ;t+� +��,�r ��.,,, s� �eF � l`:. ���s'� y`���-f ._. 'ta v ty,�t'`�k?5 ,� � { � ��v aa�� �� ��x����y ������ '4t��2� `}}., �,�j� c � , ���� �t�'v4�{ `�..Sy�$t�"i 21��"���"`1�!' @. �� �`�� �"'��}?��� � �3�j"��l`cr�i',7 7s��'s�� � $� . 3 , Y f 3k�,.s�k� � „y� . �;�,��� 'S'd,�i�i . � `� �b � .. ��,�1� '�"�i �'�' . �`'���}l���}�'�.�� ����. . . \ 7��r���e``s�4�'�`�S�„ a � }�'�. ti � �� � ,.., t�',� '& , y,'i����"��,. iz a,��� �d.� �_: u � 't :. �� �������� � �At�� A4k�� 1 y,s-t 3 { "v'.v^a...� 1 �� ��.:, . �i Y�,�Y . Y,..��ylilro'"rz`a ) l,,w`�� � b .wY�"31^}`�,'ti;y�� ���: §S �:��3 k�'��.`�'��<ii'"�``:,. . 'l. 2 � � k���T�� 'i..... `"^�i`4�'} ` k 3�`�'.�'t�,'s� � �ik �k�X i�i�x z�3t'�� `� �:e t "\£�� � a � w a t . ��'�����"' 3 �: ��l :�;2i t ��''������ �. ��� t � 3 �y<���'.�YV', �. ��t ��}�����p�: 11�� . ��, fi'i,�'� �� � l�3"?� k '`A���: r lE ar�::��a�� � � ����� a .'�t � � � w� � � ���`'��� u �� ��, t� �� ������ � � n=���� � ��� ��, �� �7 � � � � �� ���� ��m, �. # ,���� � ! � � '����� ` �`'����� ��; � � '�,?���t��'� Yii . ��` � ; f .�l lY�fi`4x� .. !�� �e t r��y�}i Q�: i tv "� � �n Y� �� ���� �� �� �i �`�t��� sy �`�' 1 2�kc ��� y r ��� �a��%��� � �:� y� ������ y�?�����,;�ya�'�t� � /�y ��ty Z 'S 5S'� �����w.',����4 . �IE !.�';� l�'t������` . {� � � �� �t��� t �, � �, ���,���,� � c���,�i�� � � � �l�y���� .�'F�}t `S .. � ��b C4� � ����� L 1 } t � �������� , ., ���`���� ��������`��� ����g��� ������ � �� ��=s �t��� �w� ��,�� 3��'�"�Zj��'� .. iitYn ����������� . s y ����4.��23 � , ��.:� ����ti �z���� ..rt $� '� �� ���� � 4 " �������� : 2 y� d �t���t4s�$�.�., . �e y� �s � � tfl ��� � ���� �,�� e �� ���i�����'i'���`� ���;�,� . � � ���a�a° E¢�'�1tu'�s � .�� 1':�'� tb :� � � �?w;'h�'�,j`a� i}�'�s�``� ,�.' � � sr,'� e � � ������� {� r � � '�i�'�v ay'�:'� � 1 � '�,v ��F�L�y��1, R �������1� � , �.. 3yiS y 4 _ �& ���� ��a, � '� � �� � � ��'��`�� , ���,,� � � ��' w `����a�.; �' ���t. ��4���x � ���,� �� t� �� a ...4 4 �_.... ..,::��'.�a���sa�.: ,`�n�S6i.�at.rS ..a